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BC Home Owner Grant Calculator

The home owner grant takes money off the property tax on your principal residence in British Columbia. Enter your assessed value to see the grant you can claim for 2026, including the higher grant for seniors and persons with disabilities, the northern and rural top-up, and the reduction for high-value homes.

Your home

Northern or rural area?

Your regular grant

Home owner grant you can claim$570
Full regular grant$570
Value over the $2,075,000 threshold$0
Phase-out reduction$0

Your assessed value is at or below the threshold, so the full grant applies.

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Grant amounts for 2026

Grant Full amount Northern and rural Runs out above (standard) Runs out above (northern and rural)
Regular grant $570 $770 $2,189,000 $2,229,000
Additional grant (65+, disability) $845 $1,045 $2,244,000 $2,284,000

Full amounts apply at an assessed or partitioned value of $2,075,000 or less.

How the grant is worked out

Threshold. The grant threshold for 2026 is $2,075,000. Above it the grant is reduced by $5 for each $1,000 of assessed value over it, in proportion for part of a $1,000.

Minimum tax. At least $350 of property tax must remain payable after the regular grant, and $100 after the additional grant.

Northern and rural. The extra $200 applies outside the Metro Vancouver Regional District, the Capital Regional District and the Fraser Valley Regional District. BC eliminates it from January 1, 2027.

Partitioning. If your property has more than one separate residence, such as a laneway home or a duplex, BC can divide the assessed value by the number of residences, which can bring the value under the threshold. This calculator uses the single value you enter, so enter the partitioned value if you have one.

Who can claim

  • You are the registered owner of the home, a Canadian citizen or permanent resident, and live in BC.
  • The home is your principal residence, and only one home can be your principal residence.
  • The home is assessed and taxed as an improvement, such as a house, strata unit, townhouse or manufactured home.
  • Its assessed or partitioned value is not over the zero-grant values in the table above.
  • For the additional grant, the claimant is 65 or older in the tax year, a person with disabilities, or in a qualifying veterans' allowance situation.

You apply every year with the Province. The last day for the current tax year is December 31, but apply before your municipal due date to avoid late payment penalties. Missed last year? A retroactive claim for the previous year is possible until December 31 of the current year.

Frequently asked questions

How much is the BC home owner grant in 2026?
The regular grant is $570. Owners who are 65 or older, persons with disabilities, or who qualify through certain veterans' allowances get the additional grant of $845 instead. Properties in the northern and rural area get $200 more on either grant for the 2026 tax year.
What is the BC home owner grant threshold?
The grant threshold for 2026 is $2,075,000. At or below that assessed value you can claim the full grant. Above it, the grant falls by $5 for each $1,000 of assessed value over $2,075,000.
At what assessed value does the home owner grant run out?
The regular grant is $0 over $2,189,000 ($2,229,000 in the northern and rural area). The additional grant is $0 over $2,244,000 ($2,284,000 in the northern and rural area).
What counts as northern and rural for the grant?
Anywhere in BC outside the Metro Vancouver Regional District, the Capital Regional District and the Fraser Valley Regional District. The extra $200 was added to offset the carbon tax, which has ended, and BC has eliminated it from January 1, 2027.
Who qualifies for the additional grant?
You must be 65 or older during the tax year, be a person with disabilities (or the spouse or relative of one who lives with you), or receive qualifying veterans' allowances. The claimant has to be the registered owner who meets the test, and you apply for it on the same home owner grant application.
Is there a minimum amount of property tax I must pay?
Yes. After the regular grant you must still owe at least $350 of property tax, and after the additional grant at least $100. If your bill is small, the grant is reduced to tax minus that amount. Enter your tax notice amount in the calculator to see the effect.
What if my home is over the threshold and my income is low?
Owners who qualify for the additional grant and have an adjusted net income of $32,000 or less may qualify for the low income grant supplement, which tops up a grant that was reduced or eliminated by a high assessed value. You apply for it separately with the Province.
When do I have to apply?
Apply each year, ideally after your property tax notice arrives and before your municipality's due date, to avoid late payment penalties. The final day to apply for the current tax year is December 31, even if you have not paid your property taxes.

BC property tax by city

The grant comes off the bill your city sends. See the mill rate and annual tax for a BC city:

Sources

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