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Frequently Asked Questions
How are my property taxes calculated?
What services do I receive for my property tax dollar?
Why is the tax rate in the CBRM higher than the tax rate in other municipalities, including the HRM?
What will happen if the CAP is removed from the property assessments?
Why are Market Value Assessments on similar homes in the same area sometimes so drastically different?
How many homes do PVSC physically inspect and assess on a yearly basis?
How does a homeowner appeal his/her property assessment?
Why are my property taxes so high?
When will I receive my next property tax bill?
What is the difference between Market Assessment and Applicable Market/Capped Assessment?
How do property taxes affect the value of my home?/a>
How are my property taxes calculated?
Property taxes in CBRM are calculated by multiplying the tax rate by the assessed value. (The assessed value is the value put on the property by the Property Valuation Services Corp.) For example, if you live in New Waterford and your home is assessed at $50,000 your property tax would be $1000 (2.00 tax rate (assigned by CBRM and is a different rate by community) x $50,000 assessed value = $1000 Annual Property Tax).Note: The Assessed value (CAP) is different from the Market value.
For more information, please see our “Letters & Submissions” section of our website.
What services do I receive for my property tax dollar?
Each community has a different “tax rate” assigned by CBRM according to the “services” provided to that community. For instance the tax rates assigned per community are: Dominion - 1.99 - Glace Bay- 2.01- Louisbourg- 1.94 - New Waterford- 2.00 - North Sydney- 2.03 - Sydney Mines- 2.03 - City of Sydney- 1.91 - Cape Breton Rural - 1.37....... These rates are assigned to be consistent with the amount of services provided by the CBRM for your respective community i.e. sewer, water, paved roads, garbage pick-up, police, fire etc....
Why is the tax rate in the CBRM higher than the tax rate in other municipalities, including the HRM?
The short answer is that , we don't know. It is our opinion that by comparison we do not have the infrastructure and services that Halifax has, yet we are paying more for the services we are provided within CBRM. We do not have a viable explanation for this and therefore it should be addressed to your councillor or CBRM staff for further explanation.
What will happen if the CAP is removed from the property assessments?
Your property assessment bill has an area that shows your market assessment, and your CAP assessment which is the one that you are presently paying taxes on and which is usually much lower than your market assessment. Once the CAP is removed, you will pay taxes on the market (or) higher assessment which may increase your tax burden significantly.
Why are Market Value Assessments on similar homes in the same area sometimes so drastically different?
This discrepancy is a very contentious issue because of the optics and misunderstanding of the way assessments are made. Homes of similar size and attributes may be assessed very differently depending on a number of factors, one of which may be inside improvements or reconstruction for which the owner has recently acquired a permit to effect the improvements; in this regard the assessment goes up. Another factor is that the home may have changed ownership and is not protected under the CAP.
This is a question for the Property Valuation Services Corporation (www.pvsc.ca) and your Councillor should be able to elaborate upon.
How many homes do PVSC physically inspect and assess on a yearly basis?
We have asked this question of CBRM and PVSC staff who failed to provide a response. We cannot even guess how many homes are actually and physically inspected on a yearly basis; nonetheless, it is our contention that a complete new evaluation of all homes within CBRM needs to be accomplished and to make the assessment criteria fair, equitable and uniform for all property owners.
We suggest that you visit www.pvsc.ca to ask for a response to this unanswered question.
How does a homeowner appeal his/her property assessment?
On your assessment notice that you receive from PVSC, there is a contact number provided to you should you wish to appeal your assessment. Notwithstanding, there is a time limit assigned within which you must register your appeal. PVSC staff will thereafter contact you regarding the process to follow.
Why are my property taxes so high?
So high? is a relative term depending upon the community you live in; do you have water frontage or a view of the water; the tax rate you are under; the size of your property; whether you are under the CAP program; and the market value assessment of your home. If you believe that your tax assessment is "so high", you may appeal it by contacting PVSC.
When will I receive my next property tax bill?
While tax assessment notices are sent out once a year by the PVSC, tax bills are sent out twice a year. An interim tax bill is sent out in the Spring by the Municipality and represents 50% of the previous year’s tax bill. A final tax bill is sent out in the Fall showing the balance owing after the interim payment has made, changes in assessment have been factored in and CBRM council has passed a budget and set the tax rate for the current fiscal year.
What is the difference between Market Assessment and Applicable Market/Capped Assessment?
The Market Assessment value is assigned by PVSC and notes what they think your home should be worth on "the consumer market". How they factor this assessment is not clear. The applicable/market/capped assessment is assigned depending upon when your home qualified to be protected under the CAP. The CAP came into existence in 2005 and initially limited increases in assessments to 10 %. In 2009, it was modified to limit the increase to the Consumer Price Index (CPI) which this year is 2.9%.
How do property taxes affect the value of my home?
It is wrongfully assumed that the more valuable your home is, the more taxes you pay. There are a great number of inconsistencies in the assessment of homes across the CBRM and this makes it a very contentious issue for all. Many factors are involved as mentioned in the above questions/answers. There appears to be no equitable formulae or process that is evenly applied across the spectrum that accounts for the discrepancies. This is a significant shortfall in the system that needs to be corrected.
The CBRM Property Tax Payers Association maintains that there is enough tax money within the CBRM already and no further increases need to be made. The tax payer is burdened enough. We contend that by re-evaluating and or reassessing the entire CBRM properties, under a system that is fair, uniform and equitable for all, that more than enough money will be available to pay for the services provided by CBRM, as long as the CBRM institutes effective management and cost cutting measures that eliminate excessive spending along with astute accounting measures.
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