There is a large change happening in the District for 2025. Utilities will now be billed separately from Property Taxes. In addition to property tax bills received in May/June each residence will now receive a bill in February which is due March 31st (they have offered a penalty free extension until May30th just for this year).

New Utility Bill Estimates for 2025

• Residential condos/townhomes - $1,726.80

• Single family homes - $2393

• Single family homes with suites/secondary accommodations - $3236
  
  These are flat rates and are not based on square footage. This bill is for garbage, sewer, and water. 

This bill was previously combined in the one property tax bill however they have chosen to separate the bills due transparency. Many Municipalities separate the bills in this way. 

What This May Mean For You

If you are currently paying your property taxes through your mortgage you may be over contributing to the 2025 estimated tax bill. You may want to reach out to your mortgage company. If you submit the new utility bill to them when you receive it at the end of February, they can recalculate the estimated property tax owing and deduct some of that payment from your monthly mortgage payments. Hopefully by having them recalculate the estimated taxes it will help to reclaim some of the funds needed by adjusting the mortgage payment, making it easier to pay the utility bill when it comes due. This change moving forward should be less of an issue as they set up the property tax estimates based on the previous year and it sounds like this will be the new format. 

Here is the link to the District's website regarding Utilities - https://www.dnv.org/your-home-property/utilities

If you would like to get a better sense of what the Property Tax portion of the bill will be, here is the calculation. 

Tax rate calculation for 2024 (the 2025 tax rate is not yet decided)
Assessed Value from BC Assessment - eg: 1,500,000
Divided by 1000 = 1500
X the tax rate of 2.89458 = $4341.87
This would be just the property tax portion without the utilities which is due in July. 

*Disclaimer - This information was put together from conversations directly with the District and my personal mortgage company. Feel free to do your own due diligence on how this change directly impacts you!
If you pay your property taxes through your mortgage, you may want to reach out to your mortgage company for advice!

Shelley Hird
REALTOR® 
North Shore and Downsizing Specialist
604.209.4855

SID + JACQUELINE REAL ESTATE GROUP 
OAKWYN REALTY LTD.101 - 3151 Woodbine Drive, North Vancouver, BC V7R 2SW: www.sidandjacqueline.com
E: shelley@sidandjacqueline.com IG: @shelleyhird.realestate

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