Frequently Asked Questions
- What is the District’s mailing address and contact information?
- Why have my property taxes increased?
- Why is my tax increase higher than the Council approved rate?
- What is the Tax Rate?
- What are the Assessment Values?
- I just purchased my property. What do I need to do?
- What are the basic eligibility requirements to claim a Home Owner Grant?
- What is the amount of the grant available?
- At what assessed value does the Home Owner Grant get reduced and eliminated?
- Where do I get a grant application?
- Where do I get more informtion about Home Owner Grants?
- What is a retroactive Home Owner Grant?
- When are property taxes billed?
- What are my payent options?
- Can I pay with a credit card?
- What happens if property taxes go unpaid?
- What is the Pre-Authorized Debit Plan?
- How do I change my mailing address?
District of Mission
8645 Stave Lake Street
Mission, B.C. V2V 4L9
Our office is open Monday – Friday 8:00am – 4:30pm (except statutory holidays)
Phone: 604-820-3717 (Finance)
The following may be some of the factors that affect the amount of your tax bill:
- change in assessment values
- new or increased utility charges (water, sewer, garbage, recycling/composting)
- new local improvement charges
- changes in Home Owner Grant status
Council approves the general levy for the entire District’s budget, but that doesn’t mean you will see that same percentage change on your tax notice. Many factors influence the taxes on a given property making it different from the overall percentage approved by Council and reported in the media.
If every property value assessment in the municpality increased or decreased by exactly the same amount every year, the increase in your general levy would be comparable to the rate approved by Council. In reality, each year some assessments go up more (or less) than the average and some may go down. If BC Assessment reports the average residential assessment increased by 10%, but your own assessment went up 20%, it’s likely that your taxes will go up by more than the increase amount passed by Council. This does not indicate that your taxes are going up 20%.
Another factor is that the District of Mission collects taxes on behalf of other groups (Schools, Fraser Valley Regional District, Fraser Valley Hospital District, Fraser Valley Regional Library, BC Assessment, and the Municipal Finance Authority). They develop their own budgets outside of the District’s control. The rate passed by Council is only for the levies included on the Municipal – General and Municipal – Police lines that appear on your tax notice. Other charges such as water, sewer, garbage or recycling/ composting may also appear on your notice, but are not included in the general levy which is the number most often reported in the media.
With so many factors coming into play, it becomes clear why an increase passed by Council doesn’t necessarily equal the change on your own tax notice.
When the annual budget is adopted by Council for the current year, Council passes a Tax Rate Bylaw. This Bylaw sets a levy rate for each class as defined on the BC Assessment Roll. This levy must be sufficient to raise revenue to pay all debts and obligations of the District falling due within the year. This rate applies to each $1,000 of taxable value of land and improvements. This rate is referred to as the General Tax Levy.
The District of Mission is not the only authourity that taxes properties in the district. Six other taxing authourities derive a portion of their annual revenue from the property base:
- BC Government – for school purposes (School)
- Fraser Valley Regional District
- Municipal Finance Authority (MFA)
- BC Assessment (BCA)
- Fraser Valley Regional Hospital District, and
- Fraser Valley Regional Library
The District of Mission has no or little control over these other taxing authorities’ levies. However, to reduce the administrative cost of billing and collecting these other property taxes, the District of Mission includes these levies on the tax notice sent to property owners each year. Tax rates and levies from previous years can be found here.
The assessed value of a property and improvements are determined by BC Assessment. BC Assessment is an independent agency created by the Provincial Government for the purpose of valuing all properties in BC for taxation purposes.
New owners should contact the municipal property tax office to find out if any taxes are outstanding. A new owner may have many questions and our staff would be glad to help you on tax issues. To help serve you better, please have the property address ready.
If property taxes are due and you do not know your balance owing, you may contact us at firstname.lastname@example.org or 604-820-3717 to get your outstanding balance. This balance, along with your 9 digit (Roll) number will enable you to pay via online banking. Please pay early as some transactions will be processed the following business day and could make the payment late. Your financial institution may not accept payment of taxes for your new property if you are unable to provide them with the stub from your tax notice. If so, see ways to pay for further methods of payment accepted by the District of Mission. Payments may also be mailed to the District of Mission, however, if the payment is not received by the District by the due date, a 10% penalty will be applied to any outstanding balance. Please ensure that your roll number is written on your cheque. The mailing address is listed at the top of this page.
To be eligible for the home owner grant, you must be a Canadian Citizen or Landed Immigrant and ordinarily reside in British Columbia. This means you:
- have all or most of your personal belongings in BC
- have (or are eligible for) BC Medical Insurance
- have (or are eligible for) a BC Driver’s License and are able to register vehicles in BC
- file a BC Income Tax Return
- are entitled to vote in BC
You must be the owner or occupant of an eligible residence and live in it as your principal residence. You must qualify at the time you submit the signed application form. For more eligibility requirements visit Home Owner Grant Administration.
For 2015, the maximum:
BASIC Home Owner Grant is $570*
ADDITIONAL Home Owner Grant is $845 ($570 + $275)*
*Note: The Home Owner Grant amount is reduced or eliminated based on property value over $1,100,000 with a minimum property tax payable of $300 ($100 if you are claiming the additional home owner grant).
2015 reduction rules:
The grant is reduced at a rate of $5 for each $1,000 of assessed value over $1,100,000.
The basic grant is eliminated when the assessed value reaches $1,214,000.
The additional grant is eliminated when the assessed value reaches $1,269,000.
The grant is located on the bottom of your tax notice that will be mailed out at the end of May. If you know your roll number and password (located on your tax notice), you may claim your grant online.
In some circumstances, the Province allows certain home owners to apply for a missed home owner grant from the prior year. It is not possible to claim back further than one year.
- Requests must be made using a Retroactive Home Owner Grant Application Form .
- Applications must be submitted to the District of Mission Finance Department. Do not send forms to the Provincial Home Owner Grant Administration office as they may be delayed or fail to reach the District’s Finance Department.
- Submissions must include the fully completed and signed Retro Home Owner Grant form along with required supporting documentation.
What Supporting Documentation is Required?
A submission must include two documents supporting your residency as of December 31 in the year of the retroactive claim:
|At Least One Primary Document:||A maximum of One Secondary Document:|
|Internet/Cable or Home Telephone Bill (for your principle residence)|
|Home insurance policy stating
|MSP Bill or CRA Notice of Assessment|
|Bank/Investment Account Statement||Employment/Pension Cheque|
|Credit Card/Mortgage Statement||Moving Bill|
- Submissions must include at least one primary document.
- Only one eligible owner need apply but supporting documents must bear the name and address of that applicant.
- An applicant may provide either a valid BC Driver’s licence or BC ID.
More information and the application form can be found at the Province’s web site.
Tax notices are always mailed at the end of May each year. If you do not receive your tax notice by the first week of June please contact the Finance Department at 604-820-3717 or email us at email@example.com .
Please see ways to pay for all current options accepted by the District of Mission.
Credit Cards are not accepted for tax and utility payments. The District strives to find a good balance between providing good customer service and being accountable for taxpayer dollars. The District has decided not to accept credit card payments for tax and utility payments to reduce the burden on property owners because the credit card service charges would be paid from property tax and utility revenues. As an example, if only 20% of property taxes were paid with a credit card, this would result in an approximate $300,000 service charge to the District. This means that it would cost each taxpayer approximately $22 for this service every year. If this service was offered by the District, it is likely that more than 20% of residents would use this service.
The District of Mission is legislated by the Community Charter and requires a 10% penalty be imposed on any property taxes that remain outstanding after the July due date. This legislation does not give authority to the District to waive late penalty charges and is applied consistently to all taxpayers.
Your payment and Home Owner Grant (if eligible) must be received by the District of Mission on or before the due date to avoid penalty charges. Grants not claimed or incomplete are considered unpaid taxes and will result in penalty charges. For greater ease, claim your home owner grant electronically here.
Failure of an intermediary such as Canada Post, a lawyer or notary to remit a payment or a grant application on behalf of the owner is a private matter for resolution between the parties involved and is outside the tax collector’s authority and responsibility.
If property taxes are not paid by the end of the year, the outstanding balance will accrue interest. As of January 1, 2015 the annual interest rate, set by the Provincial Government, is currently 5.85% and is charged on prior years outstanding balances.
If taxes remain unpaid at the end of three (3) years, the property is publicly auctioned at Tax Sale to recover the taxes owing as stated by the Community Charter.
The Pre-Authorized Debit Plan is a convenient way to make prepayments toward your next year’s taxes.
For more information and terms and conditions visit Pre-Authorized Debit Plan.
The District of Mission is obligated to issue tax notices using the mailing address provided by BC Assessment. If the mailing address on your tax notice is incorrect, it should be changed through the BC Assessment website.
Comments or questions? Send an e-mail to firstname.lastname@example.org
Last Modified: May 18, 2011