Property assessments compared across Canadian cities
Every city values homes on a different date and runs a different appeal clock. Toronto's values still reflect January 1, 2016; Vancouver's 2026 roll reflects July 1, 2025; Montréal's 2026–2028 roll, July 1, 2024. Deadlines range from a fixed date (Vancouver January 31, Montréal May 1) to 30 days in New Brunswick, 31 in Halifax and 60 in St. John's and Regina.
The comparison
| City | Assessor | Values as of | First appeal deadline | Fee |
|---|---|---|---|---|
| Toronto / Ottawa | MPAC | Jan 1, 2016 | Mar 31 (RfR, annual notice) | Free; ARB $132.50 |
| Vancouver / Victoria | BC Assessment | Jul 1, 2025 (2026 roll) | Jan 31 (Feb 2, 2026) | None stated; PAAB $30 |
| Calgary | City of Calgary | Jul 1 of prior year | 67-day review period | $50 (refundable) |
| Edmonton | City of Edmonton | Jul 1 of prior year | On the notice (not confirmed) | Not confirmed |
| Saskatoon | City of Saskatoon | 2023 base date | Jan 5 – Feb 6, 2026 | Not confirmed |
| Regina | City of Regina | 2023 base date | 60 days from mailing | $30 per home |
| Winnipeg | City of Winnipeg | Apr 1, 2025 (2027 roll) | Jun 4 – 29, 2026 | Non-refundable (amount in fee schedule) |
| Montréal | Ville de Montréal | Jul 1, 2024 (2026–28 roll) | Before May 1, 2026 | $90 (≤ $500k) |
| Halifax | PVSC | Jan 1, 2025 (2026 roll) | 31 days from notice | None |
| Moncton / Saint John | Service New Brunswick | Jan 1 of prior year | 30 days (Feb 18, 2026) | Free |
| Charlottetown | Province of PEI | Not confirmed | 90 days (referral) | Not confirmed |
| St. John's | City of St. John's | Jan 1, 2024 | 60 days from notice | $60 (refundable) |
Why they differ
Assessment is provincial law delivered locally: Ontario, BC, Nova Scotia, New Brunswick and PEI use one provincial assessor; Alberta, Saskatchewan's two largest cities, Winnipeg, Quebec's municipalities and St. John's assess their own. Cycles run from annual (BC, Alberta, Nova Scotia) to four years (Saskatchewan), and Ontario's has been frozen since 2016.
What to do with this
Open your province's guide from appeals by province, then check whether it's worth it with the appeal calculator.
Frequently asked questions
Why is my Toronto assessment so much lower than my home's value?
Because MPAC values for the 2026 tax year still reflect January 1, 2016. It's your assessment relative to similar homes that sets your share of tax.
Primary sources
- MPAC — Notices and notifications (2026 valuation date). Checked .
- MPAC — Request for Reconsideration. Checked .
- BC Assessment — Appeal guide. Checked .
- Government of British Columbia — Property Assessment Review Panels. Checked .
- Government of Alberta — Property assessment. Checked .
- Government of Alberta — Property assessment complaints and appeals (LARB, CARB). Checked .
- SAMA — Revaluations (2023 base date; next 2029/2027). Checked .
- SAMA — Appeals. Checked .
- City of Winnipeg — Assessment FAQ (two-year cycle; April 1, 2025 reference date). Checked .
- City of Winnipeg — 2027 assessment preview program (notices June 4, 2026). Checked .
- Ville de Montréal — Dépôt des rôles d'évaluation foncière 2026-2027-2028 (effective September 10, 2025). Checked .
- Ville de Montréal — Demander une révision du rôle d'évaluation foncière. Checked .
- Service New Brunswick — Property assessment FAQ. Checked .
- Service New Brunswick — File a Request for Review (30 days, free). Checked .
- PVSC — Assessment cycle. Checked .
- PVSC — Appeal your assessment (31 days, no fee). Checked .
- Government of PEI — Property assessment referral and appeal. Checked .
- Island Regulatory and Appeals Commission — Property tax appeals. Checked .
- Municipal Assessment Agency — How to appeal (60 days). Checked .
- Municipal Assessment Agency — Assessment appeal process. Checked .