Toronto's 2026 Vacant Home Tax Declaration Is Open: What Homeowners, Buyers and Sellers Need to Know

The short answer: The City of Toronto opened its 2026 Vacant Home Tax (VHT) declaration period on November 2, 2026. Every residential property owner in Toronto must declare whether their property was occupied or vacant between January 1 and December 31, 2026, even if it is the home they live in. The deadline is Friday, April 30, 2027. If no declaration is filed, the City says the property may be deemed vacant and the tax applied. For the 2026 taxation year, the tax is 3% of the property's Current Value Assessment (CVA) set by the Municipal Property Assessment Corporation (MPAC). If you are buying or selling a Toronto home, the declaration matters to you too.

This post is written by The Starke Group, the Toronto real estate team led by Brett Starke and powered by RARE Real Estate Inc. We read the City's announcement and its Vacant Home Tax guidance and have kept to what the City says. This is general information, not tax or legal advice.

What did the City of Toronto announce?

In a news release on November 2, 2026, the City said its online portal is now available for residential owners to submit their 2026 VHT declarations. The key points:

• Who must declare: all residential property owners, for the 2026 occupancy period (January 1 to December 31, 2026), including owners whose property is their principal residence.
• Deadline: Friday, April 30, 2027.
• Tax rate: 3% of the property's CVA for the 2026 taxation year, as approved by Toronto City Council.
• If you miss it: owners who do not submit a declaration may have their property deemed vacant and the tax applied.
• Participation: for the 2025 calendar year, more than 99% of property owners completed their declaration, according to the City.

The City says the VHT is meant to increase housing availability by encouraging owners to rent or sell homes that might otherwise sit empty.

Who has to pay the Vacant Home Tax?

According to the City, the tax applies to residential properties in Toronto that were unoccupied for six months or more during the previous calendar year, unless the property was the principal residence of the owner or another permitted occupant, was occupied by a tenant for at least six months, or qualifies for an eligible exemption.

The City's Vacant Home Tax page lists four declaration options:

• Principal residence of the owner. Where you live for at least six months of the year. You can only have one.
• Occupied by someone other than the owner. Tenants, family or friends. Tenants need a written agreement of at least 30 days and total occupancy of at least six months in the year.
• Vacant with an eligible exemption. Supporting documentation is required.
• Vacant. Vacant for six months or more. This is the option subject to the tax.

Snowbirds and people working away can still declare a home occupied if it remains their principal residence.

How much could the tax cost?

The tax is 3% of the property's CVA, the value shown on your MPAC assessment. As a simple illustration, a property with a CVA of $800,000 would face a tax of $24,000 if it were deemed vacant. That is our arithmetic on a hypothetical number, and your CVA may differ from today's market value.

A few other points from the City's guidance:

• If a VHT bill is not paid by the due date, a 1.25% penalty applies on the first day it is overdue, plus 1.25% interest on the first day of each following month.
• Unpaid VHT is added to the property's tax account and collected the same way as property taxes.
• Making a false declaration or failing to provide requested information may result in a fine of up to $10,000, plus any tax owing.

How do you file your 2026 declaration?

The City says owners can declare online through the VHT portal, by phone, or in person at a Tax and Utility Payment Counter at Toronto City Hall or any civic centre. Contact details for each option are listed on the City's VHT page.

You will need your customer number and either the property address or the 21-digit assessment roll number, found on your property tax bill or VHT notice. An authorized representative can also file. Online filers receive a confirmation number, and phone or in-person filers get a receipt. Keep it.

If you own more than one residential property in Toronto, the City says you must submit a declaration for each one. Properties fully assessed as multi-residential, commercial or industrial, vacant land without a structure, parking spaces and condominium lockers do not need a declaration.

What exemptions are available?

A vacant property can still be exempt if it meets one of the City's criteria, including:

• Death of a registered owner (up to three consecutive tax years).
• The principal resident was in a hospital, long-term care home or supportive care facility for at least six months (up to two consecutive years).
• Major repairs or renovations that prevented occupancy for at least six months, with any required permits issued and work actively carried out.
• A transfer of legal ownership with a closing date in the tax year.
• A court order that prevented occupancy, rental or sale.
• Narrower cases, such as certain secondary residences for full-time work or medical reasons, and unsold new units held by developers.

Even if you qualify for an exemption, you still have to file a declaration. If renovation is your reason for a vacancy, keep permits, invoices and contractor records. Our post on whether to renovate or move covers the bigger decision.

What does the Vacant Home Tax mean for buyers and sellers?

The City says both buyers and sellers are responsible for making sure a declaration has been submitted, and that a seller should give the buyer a copy of their VHT declaration.

• If a home sold during 2026: either the buyer or the seller can submit the 2026 declaration, and the property qualifies for the transfer of legal ownership exemption.
• If a home sells in 2027: the seller must submit the 2026 declaration, because only they know how the property was used that year.
• If nobody files: the City says the property will be considered vacant, the tax will be charged, and the new owner will be responsible for any charges from the previous owner.
• Power of sale: it is not an exemption. A buyer purchases the property as is, including any outstanding taxes.

If you are listing this winter or spring, add the VHT confirmation to the paperwork you gather early. Our step-by-step guide to selling a Toronto condo walks through that preparation. Buyers should raise the declaration with their lawyer before closing.

What if you missed a past deadline or get audited?

If no declaration is filed by April 30, the City assumes the property was vacant and issues a VHT bill, which can be disputed with a Notice of Complaint. The City's page says the deadline to dispute a 2025 VHT bill is December 31, 2026. If you are audited and asked for documents, you have 60 days to respond. The City asks owners to keep records for at least three years.

Landlords should keep leases handy, since a tenancy of at least six months is one way a property counts as occupied. For the wider rental picture, see our post on Toronto's rental market recovery.

Frequently asked questions

When is the 2026 Toronto Vacant Home Tax deadline?
Friday, April 30, 2027, for occupancy between January 1 and December 31, 2026.

Do I need to declare if I live in my home?
Yes. The City says all residential owners must declare, even if the property is their principal residence.

What is the Vacant Home Tax rate for 2026?
3% of the property's Current Value Assessment, as determined by MPAC.

Who files if I sold my home?
If it sold in 2026, either the buyer or seller can file. If it sells in 2027, the seller must file the 2026 declaration.

Talk it through with our team

If you are planning to buy or sell in Toronto and want help keeping track of details like the VHT declaration, The Starke Group can walk you through your next steps alongside your lawyer. When you are ready, Connect with The Starke Group.