In a bid to address the challenge of housing availability and affordability, the Canadian Government introduced the Underused Housing Tax (UHT). This tax, often overlooked, is crucial for both business owners and property owners to understand and apply appropriately. In this article, we will cover the basics of the UHT and how it affects businesses and property owners alike.

What is The Underused Housing Tax?

The Underused Housing Tax (UHT) is a tax imposed on residential properties in urban areas with vacancy rates higher than 3%. It applies to both existing dwellings as well as new builds, based on the rental income earned from such properties. As the name implies, it’s a tax imposed on properties that are not fully utilized. The UHT is currently in effect in Vancouver, Toronto, and Montreal.

Who Does It Affect?

The Underused Housing Tax applies to owners of residential rental properties who receive an annual rental income of $20,000 or more. This tax applies to landlords, property owners, and investors in the rental market. It includes all not fully utilized real estate investments,  owned by individuals or corporations.

How Much Is The Underused Housing Tax?

The amount of the Underused Housing Tax depends on the province. In Vancouver, the UHT is calculated based on the amount of rental income earned from the property in any single year. The tax rate ranges from 0.5% to 2%.

In Toronto, the UHT rate is 1%, while in Montreal it’s 0.5%. All three cities have a cap of $50,000 for the tax. This means that landlords and property owners in these cities are charged a maximum of $50,000 under the UHT regardless of their rental income.

What Are The Benefits?

The primary benefit of the Underused Housing Tax is that it encourages property owners to make better use of their residential properties. By making it more costly to leave rental properties vacant, the tax incentivizes owners to rent out their units at market rates. This helps reduce housing availability and affordability issues in these cities by making more rental units available.

The UHT also benefits local governments as it helps them raise additional revenue from rental properties that are underutilized. This money funds initiatives that address housing availability and affordability, such as the construction of new rental units or rent subsidies.

What Are The Risks of the Underused Housing Tax?

It’s important to note that the UHT does come with risks for landlords and property owners. It’s important to notice that UHT is based on estimated rental income earned. Overestimating your rental income could lead to a large tax bill. It’s also important to keep track of the changing laws and regulations surrounding the UHT so that you don’t pay more than the required amount.


The Underused Housing Tax is a crucial policy for landlords and property owners to understand. While the UHT reduces housing availability and affordability issues, it also carries risks if not adequately accounted for. We recommend that you consult with an experienced accountant who can help you navigate the complexities of this tax.

Understanding how the UHT works, you will be able to ensure that you are in compliance and find ways to maximize the value of your rental properties. Doing so can help create a positive impact on housing availability and affordability in Canada’s urban areas.

How an Experienced Accountant Can Help

Engaging the services of an experienced accountant who understands the Underused Housing Tax is essential for landlords and property owners. They can help you determine how much tax you owe and provide advice on how to minimize your liability. Working with an experienced accountant will also ensure that you are in compliance with all relevant laws and regulations.

At E&E Professional Accountants, we specialize in helping business owners and property owners navigate the complexities of the Underused Housing Tax. We have years of experience providing tailored solutions that ensure you are meeting your obligations while maximizing value.

If you would like more information about how we can help with the Underused Housing Tax, please Contact us. We look forward to hearing from you! 


For more information, check out the UHT page on the CRA website.

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