The short answer
The home owner grant reduces the property tax on your principal residence, but only if you apply every year. You generally must be the registered owner, a Canadian citizen or permanent resident living in BC and occupying the home, and for 2026 the full grant applies up to an assessed value of $2,075,000, falling by $5 per $1,000 above that. You can apply until December 31, though applying after your tax due date can bring late-payment penalties.
Check current rules: The Province lists a regular grant of $570 and a seniors’ total of $845 effective January 1, 2027, after ending the extra $200 northern and rural amount. Thresholds are set each year.
In plain English
The Province describes the grant as a form of payment towards your annual property tax, which is why claiming it after the due date can count as paying late. Most owners qualify for the regular grant. Seniors aged 65 or older, veterans, people with a disability and some others may qualify for a larger additional grant instead.
Eligibility rests on a few conditions.
You must be the registered owner, or a spouse or relative of a deceased owner, be a Canadian citizen or permanent resident, live in BC, and occupy the property as your principal residence, the usual place you make your home and the address used for things like your tax return and driver’s licence.
For the grant you can have only one principal residence.
The threshold caps who gets the full amount.
For 2026 it is $2,075,000 of assessed or partitioned value. Above that, the grant falls by $5 for every $1,000 of extra value. The Province states the regular grant reaches $0 above $2,189,000 and the additional grant reaches $0 above $2,244,000 in most of the province.
There is also a minimum tax.
Owners claiming the regular grant must still pay at least $350 in property taxes, and owners claiming the additional grant must pay at least $100, to fund services such as road maintenance and police protection.
A property with more than one residence may benefit from partitioning.
If a high assessment reduced or removed your grant and the property includes at least one other separate residence, such as a laneway home or another unit of a duplex, triplex or fourplex, you can apply to have the value divided by the number of residences.
A suite inside your own home does not count as a separate residence.
If you bought this year, you may still qualify if the previous owner did not claim the grant, you did not receive one for another property, and you are living in the home when you apply. Only one grant can be claimed for a property each year. Any property tax adjustment between buyer and seller at completion is a separate item in your closing costs.
How it works
Find your jurisdiction and roll number
They are on your property tax notice or your BC Assessment notice. You will also need your social insurance number.
Check the threshold and your assessed value
Compare your assessed or partitioned value with the threshold for the year to see whether you get the full or a reduced grant.
Apply online or by phone each year
The Province says the fastest way is online. Phone applications are also available, and Service BC can help if you do not have internet access.
Apply before your property tax due date
You can apply until December 31, but applying after the due date can mean late-payment penalties on the unpaid portion of your taxes.
Claim last year’s grant if you missed it
If you qualified last year and did not apply, a retroactive application must be received by December 31 of the current year.
Keep your records
Applications are audited for up to 7 years, and you may be asked to confirm your eligibility.
Example
Assume a principal residence assessed at $2,125,000 and an owner who qualifies for the regular grant. The assessed value is an assumption; the $570 amount and the 2026 threshold are the Province’s figures.
| Assessed value above the threshold: $2,125,000 − $2,075,000 | $50,000 |
|---|---|
| Reduction: $5 for each $1,000 over (50 × $5) | $250 |
| Grant: $570 − $250 | $320 |
| Value where the regular grant reaches $0: $2,075,000 + ($570 ÷ $5) × $1,000 | $2,189,000 |
The last row matches the Province’s published cut-off, which is a useful check. Your own grant also depends on paying the $350 minimum tax.
Who it applies to, and the exceptions
Usually applies to
- Owners who live in their BC home as their principal residence and pay property taxes to a municipality or, in rural areas, to the Province.
- Seniors 65 or older, veterans and people with a disability, who may receive the larger additional grant.
- Owners of properties with a laneway home or several units, who may benefit from partitioning.
Exceptions and limits
- Owners who pay property tax to a First Nation should contact the First Nation for an equivalent benefit.
- Property assessed above the cut-off for the year receives no regular grant.
- Separated spouses living apart for at least 90 days, or under a court order, may each claim for their own principal residences if otherwise eligible.
Common mistakes
- Assuming your bank or mortgage lender applies for you. The Province says financial institutions do not apply on your behalf.
- Applying after the property tax due date and being charged a late-payment penalty.
- Forgetting to apply in the first year after buying.
- Expecting a suite in your house to qualify for partitioning. It does not count as a separate residence.
- Missing the retroactive window, which closes December 31 of the following year.
Questions people also ask
Do I have to apply for the home owner grant every year?
Yes. The Province states you must apply each year to receive the grant on your principal residence.
What is the home owner grant threshold for 2026?
$2,075,000 of assessed or partitioned value. Above that, the grant is reduced by $5 for each $1,000 of extra value.
How much is the home owner grant?
The Province lists a regular grant of $570 effective January 1, 2027, and a total of $845 for seniors aged 65 or older.
Amounts can be adjusted so that minimum taxes are paid.
What is the deadline to apply?
You can apply up to December 31 of the current tax year, but applying after your property tax due date can lead to late-payment penalties.
Can I claim the grant for last year?
Yes, if you qualified on December 31 last year, still own the property, did not claim on another property, and no previous owner claimed it.
The application must be received by December 31 of this year.
Can I claim the grant on a rental or second home?
No. The grant is for your principal residence, and you can have only one for the purpose of the grant.
Official sources
Facts on this page come from the official sources below, reviewed October 6, 2026. Rules, amounts and dates change; confirm the current version and your own eligibility before acting. This is general information, not legal, tax or financial advice.
- Home owner grantProvince of British Columbia
- Apply for the home owner grantProvince of British Columbia
- Retroactive home owner grantProvince of British Columbia
- Home owner grant for seniorsProvince of British Columbia