BC Homeowner Grant — How to Apply & Qualify

The BC Homeowner Grant is a provincial program that reduces the amount of property tax you pay on your principal residence each year. If you own and live in your home in British Columbia, you can apply for this grant to lower your annual property tax bill by hundreds of dollars.

The program has been around since 1957, making it one of BC's longest-running property tax relief programs. It's available to Canadian citizens and permanent residents who own residential property in BC and use it as their primary home.

As a realtor in Surrey, I help my clients understand this grant as part of their overall homeownership costs. Many first-time buyers don't realize they need to apply for this grant every year — it doesn't happen automatically.

The grant amount depends on where your property is located and whether you qualify for additional supplements. Here's a breakdown of the current grant amounts:

If you qualify for both the regular grant and an additional grant, you can receive up to $845 off your property taxes in southern BC, or up to $1,045 in northern and rural areas. For properties in Surrey, Langley, Burnaby, Vancouver, and most Lower Mainland cities, the regular grant of $570 applies.

To qualify for the BC Homeowner Grant, you must meet all of the following requirements:

• Canadian citizen or permanent resident — You must be a Canadian citizen or permanent resident as of the date you apply.
• Owner of the property — Your name must be on the title, or you must be a registered owner through a land title search.
• Principal residence — The property must be your primary home. You cannot claim the grant on a rental property, vacation home, or investment property.
• Property value threshold — Your property's assessed value must be below the threshold to receive the full grant. The grant phases out for properties assessed above $2,125,000 and is eliminated entirely at $2,350,000 (2026 thresholds).
• One grant per person per year — You can only claim one homeowner grant per calendar year, even if you own multiple properties.

If you purchased your home partway through the year, you can still apply for the grant — but you'll receive a prorated amount based on the portion of the year you owned and occupied the home.

Applying for the BC Homeowner Grant is straightforward, but the process varies depending on your municipality. Here's how to apply:

If you have a mortgage and your property taxes are paid through your lender, you still need to apply for the grant yourself. Your lender will not apply on your behalf.

There are several situations where the homeowner grant works differently:

• Strata properties — If you own a condo or townhome in a strata, you apply individually. The grant applies to your unit, not the entire building.
• Co-owned properties — Only one owner can claim the grant per property per year. If you co-own with a spouse or partner, only one of you should apply.
• Newly purchased homes — If you bought your home partway through the year, apply for a prorated grant based on the number of days you owned the property.
• Deceased owners — If the homeowner passes away, the estate can still claim the grant for the year. The surviving spouse may also apply if they continue to live in the home.
• Properties with a suite — If your home has a secondary suite, you can still claim the full grant as long as you live in the property as your principal residence.

For homes with an assessed value above the threshold, you'll receive a reduced grant. The reduction is calculated at $5 for every $1,000 your property is assessed above $2,125,000. Here's how that looks in practice:

After helping hundreds of homeowners in Surrey navigate their property taxes, here are the most common mistakes I see with the homeowner grant:

• Forgetting to apply each year — This is the number one mistake. The grant isn't automatic — you must reapply annually.
• Missing the deadline — If you don't apply before your property tax due date, you'll face a 10% penalty on the unpaid portion. Apply as soon as you receive your tax notice.
• Applying on the wrong property — You can only claim the grant on your principal residence. If you own a rental property and your home, make sure you apply on the correct one.
• Not claiming additional grants — Many seniors and people with disabilities don't realize they qualify for the additional $275 supplement. Check the eligibility criteria carefully.
• Assuming your lender handles it — Even if your property taxes are included in your mortgage payments, you must apply for the grant yourself.

Beyond the homeowner grant, there are several other programs that can help reduce your property-related costs in British Columbia:

• Property Tax Deferment Program — Available to seniors 55+, surviving spouses, and people with disabilities. This program lets you defer paying your property taxes until you sell your home or transfer ownership.
• First-Time Home Buyer Property Transfer Tax Exemption — If you're buying your first home, you may be exempt from BC's property transfer tax on properties up to $835,000. Learn more about BC Property Transfer Tax.
• Newly Built Home Exemption — If you purchase a brand-new home, you may qualify for a partial or full exemption from property transfer tax on homes up to $1,100,000.

If you're a first-time buyer in Surrey or the Fraser Valley, I'd recommend checking out my guide on first-time home buyer incentives in BC for a complete overview of every savings program available to you.