The Vacancy Unit Rebate Program may be discontinued as of July 1, 2018. Learn about proposed changes to the Program.

 

If you own a commercial and/or industrial property that is either partially or completely vacant for 90 or more consecutive days, you may be eligible for a rebate.

  • Commercial properties = 30% of total eligible taxes*
  • Industrial properties = 35% of total eligible taxes*

*Eligible rates are subject to change

Program Requirements

Properties Eligible for a Rebate

You may be eligible for a rebate if your commercial and/or industrial property meets one of the following conditions:

  • your commercial and/or industrial building(s) is entirely vacant and unused for at least 90 consecutive days

Commercial building

  • Your commercial building is partially vacant where the vacant portion of the building must be unused for at least 90 consecutive days; and
    • the vacant portion of the building must be clearly delineated or physically separated from the used portions of the building; and
    • the building must be either:
      • capable of being leased for immediate occupancy; or
      • undergoing or in need of repairs, renovations, or construction that prevented it from being available for lease for immediate occupation; or
      • unfit for occupation

Industrial building

  • Your industrial building is partially vacant where the vacant portion of the building must be unused for at least 90 consecutive days; and
    • the portion of the building must be clearly delineated or physically separated from the used portions of the building.

Your property taxes must be paid in full as billed. Tax rebates from successful applications will be processed separately.

Properties Not Eligible for a Rebate

You will not be eligible for a rebate if during the period being claimed a building or portion of a building is:

  • used for commercial or industrial activity on a seasonal basis
  • leased to a tenant during the period of vacancy
  • included in a vacant land subclass

Vacancy Time Period Requirements

  • The vacancy period being applied for must have elapsed.
  • The vacancy period must be at least 90 consecutive days.
  • When a vacancy occurs after October 3rd*, the vacancy must continue into the next year and meet the 90 consecutive day requirement. An application may be submitted for both years.

*You also have the option to include this period on the application that relates to the next taxation year. The prior year’s vacancy period will be added to the following year’s period to determine if the vacancy meets the eligibility requirements.

Verification

  • A secondary verification may be required before your application is approved.

Additional documentation or a site inspection of the property may be required.

Required Documents

You are required to submit two copies of your application to the City. Retain a copy of your application for your records. The City does not provide copies. Your application must include a copy of:

  • the fully executed expired and fully executed current lease
  • Termination or Bailiff Notice (when a tenant has broken the terms of their lease)
  • system generated rent roll for the property
  • real estate agent’s listing agreement or a copy of a newspaper/internet advertisement; all advertisements must contain the date of the ad

If the above documents are not available, an applicant may submit an affidavit that indicates that there are no other documents available.

Affidavit

  • One original affidavit per taxation year, per application, must be submitted. A sample affidavit is available by calling Property Tax Rebates at 416-395-0075.

 Document Retention

  • Retain a copy of your application form for a period of six (6) years.
  • Retain proof of submission of your application. Proof of submission may include copies of:
    • an additional copy of your application stamped “received” by the City if delivered in-person
    • a fax confirmation report along with the full document.
    • your e-mail properties page showing that the e-mail was sent and a copy of your documents
    • a courier-signed receipt with a copy of your documents
    • a registered or certified mail receipt with a copy of your documents

Deadline

Submit your Vacant Unit Rebate Application(s) for each taxation year by the deadline.

Omitted property tax bill

If you have received an omitted tax bill for either of the two prior taxation years, the deadline for making an application is 90 days after the day the assessment notice is mailed.

Who Can Apply for a Vacant Unit Rebate?

You can apply for a Vacant Unit Rebate if you are:

  • the registered owner of the property
  • the owner’s lawyer or registered paralegal
  • a designated agent appointed by the owner on the Vacant Unit Rebate application form or an agent who has obtained a letter of authorization from the property owner

Submission of Applications

Applications must be submitted every year. A previous year’s application and supporting documentation cannot be used as an application for the current year or any subsequent year. Submit your application by courier or registered mail, fax, email or in-person:

City of Toronto
Revenue Services, Property Tax Rebates
5100 Yonge St., Lower Level
Toronto, ON M2N 5V7
Fax: 416-696-3623 (see Tips on Faxing)
Email: revrebt@toronto.ca

In person at an Inquiry and Payment Counter

Any changes made on an application form must be initialed by the applicant.

A maximum of two applications per property per year may be submitted:

  • One application may be submitted for all vacancies that occurred on the property during the entire tax year (January – December) or
  • One application may be submitted for the vacancies that occurred during the first six months of the year (January – June) and a second application for vacancies that occurred during the last six months of the year (July to December).

If you feel the rebate is too low, you may file a complaint with the Assessment Review Board (ARB).

Changes in Property Assessment

If the property’s assessment is subsequently changed for any reason, the related rebate amount for that taxation year will be recalculated.

If a rebate has already been issued, the City will notify the applicant of the recalculated rebate amount. The City will recover any excess amount that was paid or refund/credit any amount that was under paid to the applicant for the taxation year for which an application is made.

Making False Statement

Any person who knowingly makes a false or deceptive statement in an application made to the City or in any other document submitted to the City under this section is:

  • guilty of an offence and is liable on conviction to a fine of not more than an amount that is twice the amount of the rebate obtained or sought to be obtained by the false or deceptive statement except that the fine shall not be less than $500