BC Home Owner Grant 2026: Amounts, Threshold and Key Changes
The 2026 Home Owner Grant threshold dropped to $2,075,000 — down from $2,175,000 in 2025. If your property assessment sits near or above that line, your grant may be smaller than last year even though the base amounts haven't changed.
2026 Grant Amounts at a Glance
| Category | Metro Vancouver & Fraser Valley | Northern & Rural Areas |
|---|---|---|
| Basic Grant | Up to $570 | Up to $770 |
| Additional (Seniors 65+, PWD, Veterans) | Up to $845 | Up to $1,045 |
| Minimum out-of-pocket tax | $100 | $100 |
The Northern and Rural amounts include a $200 carbon tax offset benefit. That benefit is ending January 1, 2027 — next year, Northern and Rural homeowners will receive the same amounts as Metro Vancouver residents.
Why the Threshold Dropped
The province adjusts the threshold annually to keep roughly 92% of BC residential properties eligible for the full grant. After several years of declining residential assessments across parts of the province, the threshold came down from $2,175,000 to $2,075,000.
If your property's assessed value stayed the same but the threshold dropped, you may now be in the phase-out zone for the first time.
How the Phase-Out Works
For every $1,000 your assessed value exceeds $2,075,000, the grant is reduced by $5.
A quick example: if your home is assessed at $2,150,000, the excess is $75,000. The reduction is ($75,000 ÷ $1,000) × $5 = $375. A senior who would normally receive $845 gets $470 instead.
The basic grant ($570) hits zero at $2,189,000 assessed value. The additional senior grant ($845) hits zero at $2,244,000.
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Low Income Grant Supplement
If your property exceeds the threshold but your income is modest, the Low Income Grant Supplement can restore the full grant amount. Eligibility:
- Full supplement: adjusted household net income of $30,000 or less
- Partial supplement: income between $30,001 and $32,000
- Not eligible: income above $32,000
You'll need to submit Form FIN 65 along with a CRA Notice of Assessment showing your income. This is claimed separately from the standard grant application.
What This Means for Seniors
The threshold drop hits Metro Vancouver and the Capital Regional District hardest — areas where even modest single-family homes can creep past $2 million. A senior whose property was assessed at $2,100,000 in 2025 received the full $845 (under the $2,175,000 threshold). That same assessment in 2026 triggers a $125 reduction under the new $2,075,000 threshold, cutting the grant to $720.
If you believe your assessment is too high, you can challenge it through BC Assessment's Property Assessment Review Panel (PARP) — but the deadline is January 31 of the tax year. That's a separate process from the grant application.
Claiming Your 2026 Grant
Applications go through the provincial eTaxBC portal, the automated phone line (1-888-355-2700), or any Service BC Centre. File before your municipal tax due date to avoid late penalties.
For the complete application walkthrough — including how to sequence the grant with a property tax deferment application — the step-by-step guide covers every scenario from straightforward single-owner claims to co-owned properties and retroactive filings.
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Download the BC Property Tax Deferment Application Checklist — a printable guide with checklists, scripts, and action plans you can start using today.