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  • Henderson Roller Partnership

Unpacking the Underused Housing Tax: A Guide for Homeowners

Updated: Mar 6

The real estate landscape in Canada has undergone a significant transformation with the introduction of the Underused Housing Tax (UHT), a policy aimed at addressing the pressing issue of housing affordability and availability across the nation. At Henderson Roller Partnership, located in the heart of Oakville, we understand the complexities and concerns surrounding this new tax measure. Our goal is to demystify the UHT for homeowners and potential buyers, offering clarity and guidance on how to navigate this change effectively.

Understanding the Underused Housing Tax

The Underused Housing Tax was implemented as part of Canada's strategy to ensure that properties across the country are being used to their full potential, primarily as homes for Canadians. The tax is aimed at deterring the practice of leaving homes vacant or underutilized, a phenomenon that has contributed to housing shortages and escalated property prices in many urban areas.

Who is Affected?

The UHT applies to underused or vacant residential properties owned by non-resident, non-Canadian owners. However, it's crucial for all homeowners to understand the specifics of this tax, as certain situations may require domestic owners to navigate its regulations as well.

Key Exemptions and Considerations

Several exemptions can apply, potentially sparing homeowners from the UHT. These exemptions are based on various factors, including the property's primary use, the owners residency status, and specific circumstances that justify a property being left vacant, such as renovation or health-related absences.

The Impact on Homeowners and Potential Buyers

For homeowners, particularly those residing outside of Canada or owning secondary properties within the country, the UHT underscores the importance of ensuring properties are either occupied or made available for rent. Failure to comply with the tax's requirements can lead to significant financial penalties, emphasizing the need for proactive property management.

Potential buyers, on the other hand, should be aware of the UHT as it may influence their investment strategies and decisions, especially if they are considering purchasing property in Canada as a non- resident. Understanding the nuances of the UHT can help in making informed decisions that align with Canada's housing market regulations and goals.

Navigating the UHT with Henderson Roller Partnership

At Henderson Roller Partnership, we are committed to providing our clients with comprehensive

support and expert advice on managing their real estate investments in light of the Underused Housing Tax.

Our team of professionals is equipped to help you:

Assess Your Liability: We can help determine whether your property falls under the scope of the UHT and, if so, what steps need to be taken to comply with the tax regulations.

Explore Exemptions: Our experts will guide you through the various exemptions to the UHT, helping you understand if and how they apply to your situation.

Strategic Planning: For those affected by the tax, we offer strategic advice on how to minimize its impact, whether through altering property usage, exploring rental opportunities, or considering sale options.


The introduction of the Underused Housing Tax marks a pivotal moment in Canada's approach to housing policy. While it aims to alleviate some of the pressures on the housing market, it also introduces new considerations for property owners nationwide. At Henderson Roller Partnership in Oakville, we are here to ensure that you navigate these changes with confidence and clarity. By understanding your obligations and opportunities under the UHT, you can make informed decisions that align with your financial and personal goals, contributing to a more vibrant and accessible housing market for all Canadians.

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