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We are pleased to publish the 2021 Mil Rate Comparison Table. Since 2009, we have been publishing this chart compares the mil rates of different Lower Mainland municipalities, with a summary analysis.

The big story is the school tax rates for commercial properties that were reduced for the 2020 tax year are back. This resulted in a large cry from the business community for another extension. As we are all aware known, it did not occur, which is the reason for large increases in classes 4, 5 and 6.

One would expect big mil rate increases, and in our market area increases for these 3 classes averaged 8.45%, 29.86% and 31.96% for the 3 classes respectively.

Last year we reported that despite the school taxes decrease, West Vancouver and Surrey managed an increase. With the school taxes back, While West Vancouver had moderate increases Surrey again had increases above the average in all 3 classes, many believe to pay for the capital costs of the new police force.

Last year, it is the bedroom communities that lead the way in commercial mil rate declines.

This year the Chilliwack, New Westminster, North Vancouver City and District, Township of Langley and Vancouver have average mil rates that exceed the average in at least 2 of the 3 classes.

West Vancouver does not have any light industrial as they have stopped calculating that rate.

Last May, I wrote that tenants are having a hard time paying rent and operating costs, even with government property tax (and other) assistance. With Covid-19 changing variants, I believe the pandemic still being around for some time, with more small business retail business closures. This is especially true given the fact many covid-19 loans are due at the end of next year.

Overall, in 2020 the average rates increased, reversing a long time trend, but this was expected with the loss of the tax assistance.

Class 4, or Heavy Industrial properties, saw a decline in Port Moody (7.01%) and Delta (3.55%) on a year to year basis, against a 25.20% increase in North Vancouver District.

The largest decline in the Light Industrial category (Class 5) property tax mil rate was in Coquitlam, down 11.62% and Delta (-8.97%). The above 40% increase group included Abbotsford, New Westminster, North Vancouver City, and Richmond.

With regards to the Business/Other classification (Class 6), there was only 1 decline, in Port Coquitlam of -1.04%. The over 40% increases occurred in Burnaby, North Vancouver City and District, Richmond, Vancouver, but Port Moddy took the prize with an increase of 80.42%.

NOTICE

September to November is the Pre-Roll period, where Property Tax Agents are permitted to access 2022 draft data for commercial properties. I advise all readers to call immediately, so more time can be spent on forecasting property tax liability in 2021. 

BC Assessment, the Property Assessment Review Board, and the Property Assessment Appeal Board, will have a tough time in 2122 as I expect anyone who can, will appeal their commercial properties.  Volume will be massive and overwhelm the system. (Hint: Appeal early)

The comparision table is below, or you can obtain a PDF copy - Click here 

  

Bramwell & Associates

Mil Rate Comparisons

2021 Actual Rates Per $1,000 Assessment

2021 Rate Changes as a Percentage Over Last Year (2020)

Municipality

Major Industrial

Light Industrial

Business

Major Industrial

Light Industrial

Business

Abbotsford

 

11.0405

12.4863

N/A

41.60%

21.63%

Burnaby

27.5631

10.2465

10.6618

4.79%

39.32%

42.36%

Chilliwack

 

10.31595

11.5786

N/A

32.46%

26.30%

Coquitlam

28.0000

6.7393

7.8396

0.00%

-11.62%

8.46%

Delta

24.4447

5.9993

8.8433

-3.55%

-8.97%

27.84%

Langley, City of

 

10.8710

11.4042

N/A

20.65%

32.50%

Langley, Township of

8.34595

10.24375

12.02044

16.62%

31.19%

29.36%

Maple Ridge

19.9232

13.2001

13.0757

7.17%

25.48%

25.56%

New Westminster

30.3374

25.7321

13.5538

15.99%

86.73%

16.90%

North Vancouver City

33.5522

10.6101

10.4857

13.13%

40.00%

40.32%

North Vancouver District

17.3277

11.5122

9.67599

25.20%

36.21%

45.93%

Pitt Meadows

22.3592

15.2149

12.9589

1.72%

19.62%

27.30%

Port Coquitlam

8.6203

8.6203

7.7503

0.05%

0.05%

-1.04%

Port Moody

45.2988

16.2485

10.4828

-7.01%

26.03%

80.42%

Richmond

12.0966

9.6677

9.5452

7.26%

47.28%

47.74%

Surrey

28.7641

8.7633

10.0769

9.99%

37.34%

38.09%

Vancouver

39.3617

10.2461

9.9697

18.78%

44.27%

48.12%

West Vancouver

22.3200

 

3.5999

8.24%

 

12.62%

Average 2019 Municipal Rates

21.5344

11.4866

10.3338

8.45%

29.86%

31.69%

Average 2018 Municipal Rates

19.7891

9.4001

7.9214

       

NOTE: This Chart has only Class 4 (Major Industrial) Class 5 (Light Industrial) and Class 6 (Business) rates as this is the primary classes we appeal. For information on other classes of properties, please email us at This email address is being protected from spambots. You need JavaScript enabled to view it.