How are Realty Taxes calculated fo mixed-use buildings in Toronto?

This update is from the City of Toronto Website.


2016 Property Tax Rates

Your final 2016 property taxes consist of a City levy, education levy and transit expansion levy.

Residential Properties

The City levy has been calculated by multiplying your property’s 2016 phased-in assessment by the City’s tax rate, as approved by Toronto City Council.

The education levy is calculated by multiplying your 2016 phased-in assessment by the education tax rate, as set by the Province of Ontario.

The transit levy is calculated by multiplying your 2016 phased-in assessment by the transit tax rate, as approved by Toronto City Council.

Multi-Residential, Commercial and Industrial Properties

Properties that are subject to a tax increase will continue to be protected by capping.

The annual allowable tax increase (cap amount) will be calculated based on 5 per cent of the previous year’s Current Value Assessment (CVA) multiplied by the applicable tax rate.

Properties with tax decreases will continue to have a portion of their tax decrease withheld to fund the cap on properties subject to increases.

Here is a link to the City of Toronto Website showing the tax rates for 2016 and information on future targets for reducing rate hikes for commercial properties.

Ontario Gets Failing Grade for Commercial Property Taxes

Nov 24, 2015

property taxes
The Globe and Mail reports that the C.D. Howe Institute has handed out report cards on Canada’s business property taxes – and Ontario gets a failing grade.

The Toronto-based think tank’s third annual business-tax-burden report gave Canada’s biggest province “Fs” for both the simplicity and transparency of its business property tax structure. Prince Edward Island was the only province awarded straight “A’s.”

The study graded provinces as well as the largest city in each province on two matters: How straightforward their tax structures are (the ideal being a single effective tax rate for all business properties, based on valuations no older than the previous year); and how easy it is for prospective investors to find and understand public information on the tax structure.

“Ontario has arguably the most complex, opaque, unaccountable and inequitable provincial [business property tax] regime in Canada,” the report said. “It levies [tax] rates that differ by municipality, by property class within a municipality, by property within a property class and even by component of a single property’s assessment.” It added that Ontario’s structure for assessing property values “results in a constant assessment lag of approximately four years.”

When property and land-transfer taxes are included, the study found that Saskatoon has overtaken Calgary as the city with the lowest overall tax burden on new business investment. Montreal is the highest-taxing city.



Artscape – Making Housing More Affordable for Artists on Queen W.

Sept. 24, 2015

One of the ugly truths about gentrification is that those that start the process of urban renewal are eventually displaced as the neighbourhood becomes pricier.  This is certainly the case for the artists who were located in the live/work loft buildings in the area known as the Queen West Triangle which area borders Queen W. on the North, Dovercourt on the East and Dufferin to the West.

Known as the SoHo effect, artists living in the area were being threatened to be displaced by new construction condo development.

artscape triangle lofts

Artscape, working with a local organization called Active 18, the City and the condo developer took over the administration of 70 units in the development.  Some were rented out, but for me, the remarkable thing they accomplished was to introduce a mechanism where those in the arts community could buy units at below market prices in order to avoid being displaced.   In order to assure that the buyer of the units do not simply sell them at market value down the road, Artscape instituted a system based on the Option for Homes model, a non-profit program operated in conjunction with the Canadian Mortgage and Housing corporation (CMHC).  Artscape offered the unit to those earning a living as full time artists at market value but with a second mortgage for 25% interest and payment free. In return any increase in value over 5% per annum would be shared equally between the unit holder and Artscape. The second mortgage made the cost of ownership affordable and ensured that the owner of the unit could not sell without Artscape’s consent. Buyer of units must come from Artscape’s waiting list and meet the Artscape criteria which has income thresholds supported by tax documentation (Artscape).

Artscape Trinity Lofts, with the sale of condominium live/work spaces for artists at more affordable prices, was the first project of its kind for Artscape.  Although the original owners just moved in this year, and it is therefore too early to establish how the resale of units will work in practice, it appears that the model will ensure that the arts community will have sustainable affordable housing in the area.

Bathurst Street – Built Form and Land Use Study.

June 10, 2014

The City has been working with stakeholders to come up with a plan to amend the zoning on Bathurst Street to allow for, in some cases, higher density and mixed uses.  The street has been divided up in to 8 different areas that the city feels have unique characteristics.  Different recommendations are being made for each area.

Bathurst Street Study Area

The proposal from City Planning is:

  • Intended to reinforce existing character and function of Bathurst Street
  • Respect and conserve the cultural heritage,
  • Ensure appropriate transition between new development & existing housing &  uses in Neighbourhood Areas
  • Supports fine-grain Pedestrian Shopping Areas in Mixed Use Areas

This can have a major impact on property values on Bathurst Street as well as major arteries in the immediate area. Please contact me to discuss how this could impact your properties value.

City Planning will be recommending draft Official Plan policy to implement the Built Form and Land Use Study. You may have received a notice in the mail for an Official Plan Amendment Statutory Meeting to be held on June 17th 2014. However, the Statutory Meeting for the Official Plan Amendment will now be held on August 12, 2014 and a new meeting notice will be sent out.
At the June 17 Toronto and East York Community Council meeting, City Planning will be recommending changes to the zoning by-law for retail and service uses based on the attached study by toronto PLanning:  Built Form and Land Use Study.

OREA Reports Toronto Land Transfer Tax has a Huge Negative Economic Impact.

June 10, 2014

chain image

New research released by the Ontario Real Estate Association (OREA) says the city’s Municipal Land Transfer Tax is causing a ‘massive loss of economic activity in the City of Toronto and a corresponding loss of thousands of jobs.”

The report conducted by Altus Group Economic Consulting, says the economic losses incurred by the City of Toronto between 2008 and 2013 included a loss of 38,278 resale home transactions, a loss of $2.3 billion in economic activity, a reduction of $1.2 billion in GDP, a loss of 14,934 full-time jobs and a loss of $772 million in wages in salaries.  This is a huge price to pay for an additional $300 million in municipal tax revenue.

The full article can be found at

Last year I wrote a research paper on the effects of the Toronto Land Transfer Tax (LTT) on the municpality for my Urban Studies course at the University of Toronto.  If you would like to read up on the history of the Toronto LTT and how other countries have fared with similar taxes,  the research paper can be found here:  Implications of the Toronto LTT.


Alexandra Park Revitalization Project has Started

May 22, 2014

The first phase of the revitalization of Alexandra Park has begun!  There are few opportunities left in downtown Toronto where redevelopment can actually change the streetscape of the city.  The revitalization of Alexandra Park promises to be one of the most profound – if development goes through as planned, Augusta Ave. one of the few gateways to Kensington Market will be extended through the development allowing through traffic to extend from Queen W. up to College.  In addition, more storefronts will be built along the south side of Dundas St. W.  as part of the mid-rise market condominium units slated for the location, making the section on Dundas W between Spadina and Bathurst a much more walkable and lively thoroughfare.  It is anticipated that the entire project will take up to 10 years to complete.

alexandra park redevelopment

Tridel, the city’s private partner, will refurbish 473 rental units, replace 333 rental units with new apartments, and build 1,540 new condos, some in buildings up to 13 storeys high. Tridel illustrates how the community will fit in to the surrounding area in their SQ Development website where sales are already taking in place for the first phase at Queen W.  More info can also be found at the Toronto Community Housing website.



Cyclists and Bike Lanes Have a Positive Impact on Shopping.

May 20, 2014

It turns out that cyclists and Bike Lanes are GOOD for business.  The Toronto Cycling Think & Do Tank together with the School of the Environment at the University of Toronto completed a study in November 2013 on the economic impact of cyclists and bike lanes on local retailers and businesses in urban areas in North America.  The study focused mainly on Toronto where a recent Spacing Magazine article in their  Bike issue revealed that between 2006 and 2011 there was a 75% increase in overall bicycle use.  In the lower west end of the city (Ward 19 – Trinity – Spadina) an astonishing 11.35% of all trips were taken by bike.  Two Toronto studies also showed that cyclists in pre-war urban neighbourhoods contribute significantly to businesses’ sales and are in fact higher per-capita monthly spenders than drivers

bike posts ttc

The report attempted to answer 4 questions:

1. How can transportation infrastructure best serve urban businesses?
Is urban transportation infrastructure in tune with modern mode share realities? How accurate are current mode-share perceptions
among business owners? Is the current allocation of resources optimal?
2. Are cyclists good for business?
Who are cyclists as a demographic, and what does this mean for businesses? What is the economic potential of catering to cyclists in
North America today?
3. How does bicycle infrastructure affect businesses? How does removal of on-street parking affect
How do bicycle lanes and other forms of cycling infrastructure affect the business environment? What if bike lanes are competing
for space with on-street parking?
4. Can bike lanes and on-street parking coexist?
Are configurations that accommodate both bicycle lanes and on-street parking more desirable where viable? Are they ever viable?

Of special interest to commercial and investment property owners is that  “evidence suggests bike lanes effectively act as a catalyst for economic activity. For example, the implementation of  physically separated bike lanes in New York City led to widespread economic benefits along the streets where these lanes were located. These bike lanes contributed to a 49% increase in retail sales in businesses located on 9th Avenue compared to a 3%  increase borough wide, 49% fewer commercial vacancies on Union Square, compared to a 5% increase borough wide, and a large  increase in bicycle volumes on First and Second Avenues accompanied by 47% fewer commercial vacancies which compared to 2%  more vacancies borough wide.”

Another interesting detail mentioned in the report was that “the perception that customers are likely to arrive by car in dense urban areas continues to be held by many retailers – even if other travel modes have firmly established themselves as the most popular. Studies conducted in downtown neighbourhoods of Toronto and Vancouver have shown that business operators tend to overestimate the number of customers arriving by car, and that the volume of customers who arrive by car is small in comparison to that of those who don’t (see graph below). In The Annex, a landmark  Toronto neighbourhood where customers are more likely to arrive by cycling than by driving (12% cycling mode share vs. 10% car mode share), retailers overestimated the car mode share on average by 100%. Merchants from Bloor West Village, where car use is more prevalent, also over-estimated the number of drivers visiting their stores by 100%.

perception bike-car


Bicycle infrastructure has the power to bring very positive economic impacts to businesses along our main streets in Toronto and can help to relieve pressure on our over-burdened transportation infrastructure!  To read the entire article go to the Toronto Think & Do Tank website:  Cycists, Bike Lanes and On-Street Parking: Economic Impacts

U. S. Commercial Real Estate Market in Recovery.

May 8, 2014

This is an article in the April addition of CCIM magazine about the recovery in the secondary US Commercial Real Estate markets.  These were the areas hardest hit by the recession.   Urban areas like Manhattan and San Francisco didn’t dip significantly and prime properties are trading in these markets at a 4% cap – hard to build in much growth at those returns.  Many investors are moving to secondary markets such as Pittsburgh, Minneapolis and Phoenix.  Transactions are up, prices are up and Cap Rates are down…  


CIRE-MarApr14-p29a-WEB-cap rates

“Growing confidence in the economic and commercial real estate market recovery has been a boon to investment sales in the past 18 months. Fueled by interest rates that remain near historic lows, investment sales surpassed $355 billion in 2013 — up 19 percent over the $299 billion in sales that occurred in 2012, according to Real Capital Analytics. After a considerable dry spell, secondary and even tertiary markets across the country are experiencing a spike in investment sales. – See more at:

Why Richard Florida is dead wrong about Island airport expansion

May 6, 2014
Although I agree with almost everything Richard Florida has to say about urban studies, I disagree about his position on Jets at the Island airport.  Here is an excellent article by KEN GREENBERG  in NOW Magazine:
“We need to open the lens a little wider to see the true devastation extending the runway at Billy Bishop would cause on the lakefrontFrom south Etobicoke to the Scarborough Bluffs and beyond, what is emerging all along the Toronto waterfront is one of the most remarkable transformations of its kind in North America or anywhere.The revitalization of a band of strategically located obsolescent lands is providing notable new and improved places for the public to enjoy: parks and trails, a linked series of neighbourhoods, places to live and work and places of recreation, repose and natural beauty.

It’s “cottage country” in the heart of the city for the many hundreds of thousands who can’t afford Muskoka or a plane ticket to more exotic resort destinations.

It’s also where Toronto is reinventing itself for the 21st century, adjusting to the city’s new southern face. Our waterfront is materializing not as a singular project but the collective work of generations of Torontonians, supported by the cumulative investments of all three levels of government and the private sector.

Its future contours are just starting to be visible as the many pieces fall into place along its length – from the promise of a revived Ontario Place/Exhibition Place, including the newly announced park, to the Music Garden shaped by Yoyo Ma and the Queens Quay Greenway currently under construction, to Sugar Beach and Sherbourne Common in the heart of the new East Bayfront neighbourhood, with George Brown College and $2.6 billion of private investment in progress – making it one of the largest such revitalization efforts in the world….”

Here’s a link to the full version of the article: Why Richard Florida is dead wrong about Island airport expansion

Hot pockets: The Top 10 neighbourhoods for condo construction in Toronto

May 6, 2014

This article from The Buzz Buzz Report – an excellent site focusing on new condominium sites in Toronto – recaps the growth of condo development in Toronto and forecasts where construction will take us throughout 2014 and in to 2015:


“The construction crane may as well be the de facto symbol of Toronto with new buildings going up in just about every corner of the city. Although March data from Statistics Canada suggests that Ontario’s construction explosion is petering out after several big years for building, there’s still plenty of activity going on in Toronto’s condo market today. New projects are breaking ground in the upper reaches of North York all the way to the western waterfront.

As of May 5th, there were 44,589 units under construction in the city. Using our Market Snapshot tool, we’ve crunched the numbers to find out which 10 neighbourhoods are seeing the highest construction concentration in the city.

In first place, the Entertainment District has a staggering 5,565 condo units under construction. That’s roughly 12 per cent of all the units being built city-wide. This particular market won’t be letting up any time soon with 2,651 estimated completions scheduled for 2014 and 2,180 suites scheduled for 2015 so far.

There were two notable trends among the top five neighbourhoods: subway and waterfront access. In a city where residents spend an averageof 65.6 minutes a day commuting, it’s no shock that builders are locating so many of their projects along major transit lines. Our number one neighbourhood, the Entertainment District, borders the Yonge-University-Spadina line, as does Church and Wellesley, number three on our list, as well as Willowdale, which takes the fourth spot….”

The entire article can be found at: