Can I Appeal My Property Taxes Instead of My BC Assessment?

Applies to British Columbia, including Vancouver and the Fraser Valley
Last updated: 2026-01-02

When homeowners receive a higher-than-expected tax bill, the instinctive reaction is often to ask whether the taxes themselves can be appealed. This question comes up every year across Vancouver, Surrey, Langley, Delta, White Rock, and Abbotsford.

In British Columbia, property taxes and property assessments are closely connected but legally separate. Understanding which parts can be challenged, and which cannot, helps homeowners avoid wasted effort and missed deadlines. Mansour Real Estate Group often helps clarify this distinction before people pursue the wrong process.

The short answer most homeowners need

• You cannot appeal your municipal property tax rate.
• You generally cannot appeal the amount of taxes owed simply because the bill feels high.
• You can appeal your assessed value if it is incorrect.
• Reducing an incorrect assessment may indirectly reduce your taxes.
• Some billing errors or classification issues are handled outside the assessment appeal process.

Understanding the difference between taxes and assessment

Your assessment is an estimate of property value as of a fixed date, determined by BC Assessment for taxation purposes. Your property taxes are calculated by applying tax rates set by municipalities and other taxing authorities to that assessed value.

BC Assessment does not set tax rates, approve municipal budgets, or issue tax bills. Its role is limited to determining assessed values and classifications.

What you can and cannot appeal

You can appeal: The assessed value of your property, its classification, or factual errors such as size, age, or use.

You generally cannot appeal: Municipal tax rates, school tax rates, or how much revenue a municipality decides to raise.

Situations where taxes may be corrected without an assessment appeal

• Errors on the tax bill, such as incorrect owner name or mailing address
• Incorrect application of exemptions or grants
• Clerical or billing mistakes made by the taxing authority

When appealing the assessment may affect taxes

If an assessment appeal results in a lower assessed value, your taxes may be recalculated based on that revised value. This does not guarantee a large reduction, as tax rates and relative changes still matter, but it is the only formal path that can influence taxes through the assessment system.

Common mistakes homeowners make

• Filing an assessment appeal solely because the tax bill increased.
• Trying to challenge municipal budget decisions through the assessment system.
• Missing assessment appeal deadlines while focusing on taxes.
• Comparing taxes paid with neighbours without accounting for exemptions or classifications.

Questions homeowners often ask

Can I appeal my property taxes directly in BC?
In most cases, no. You can appeal the assessed value, not the tax rate or bill itself.

If my assessment is wrong, will my taxes be refunded?
If an appeal lowers the assessment, taxes may be adjusted accordingly.

Who sets my property tax rate?
Municipalities, regional districts, the province, and other authorities set tax rates.

Can I appeal school taxes?
No. School tax rates are set by the province and are not subject to appeal through the assessment process.

Does appealing freeze my tax payment?
No. Property taxes are still due as billed while an appeal is underway.

How to decide your next step

If your concern is about fairness or accuracy, reviewing your assessment details and comparable sales is usually the right first step. If the concern is affordability, broader planning around equity, timing, or future housing decisions may be more productive. Mansour Real Estate Group helps homeowners determine which path makes sense before time and effort are spent.

Related reads in this BC Assessment series

Why Is My Assessed Value Different From My Home's Market Value?
Will My Property Taxes Go Up If My Assessment Goes Up?
How Do I Appeal My BC Assessment If I Disagree With It?
What Are the Deadlines to Appeal My BC Assessment Value?

Official sources and resources

Government of British Columbia, Property Taxes
BC Assessment
BC Assessment, About Appeals

In Summary

In BC, property taxes themselves are rarely appealable. The correct path is to challenge an incorrect assessment or resolve billing or exemption errors with the taxing authority. Understanding the difference helps homeowners focus on the process that can actually lead to change.

About Mansour Real Estate Group

Mansour Real Estate Group, led by Mohamed Mansour, MBA and Associate Broker, supports homeowners across Vancouver, the Fraser Valley, and the Lower Mainland. With over 22 years of experience and more than $780 million in completed transactions, the team provides valuation-driven guidance focused on timing, risk, and complex real estate decisions.