BC Assessment Appeal Guide 2026
How to Appeal Your BC Assessment Value in North & West Vancouver (2026 Homeowner Guide)
Each January, homeowners across North Vancouver and West Vancouver receive their annual BC Assessment Notice. In a region where property values can vary widely by street, view, and condition, it’s not uncommon for owners to question whether their assessment truly reflects market value.
Whether you believe your assessment is too high, too low, or simply inaccurate, British Columbia provides a formal appeal process. However, the system is deadline-driven, and understanding the steps ahead of time can save you time, stress, and missed opportunities.
This guide explains how the BC Assessment appeal process works, key 2026 deadlines, and what local homeowners should know before deciding whether to file an appeal.
What is BC Assessment and why does it matter?
BC Assessment is the provincial authority responsible for determining the assessed value of every property in British Columbia. These values are used by municipalities, including the District of North Vancouver, City of North Vancouver, and District of West Vancouver, to calculate property taxes.
Your assessment reflects the estimated market value as of July 1 of the previous year, not current market conditions.
Should I appeal my BC Assessment?
You may want to consider an appeal if:
- Your assessed value appears higher than recent comparable sales
- Similar homes in your neighbourhood are assessed lower than yours (equity concerns)
- Your property details are incorrect (size, condition, classification)
- Your property classification or exemption is wrong
An appeal must be based on assessment accuracy, not dissatisfaction with the amount of property tax you owe.
What should I do before filing an appeal?
Before submitting a formal Notice of Complaint, BC Assessment encourages homeowners to:
- Review their assessment using Assessment Search
- Compare recent sales of similar properties in North or West Vancouver
- Contact BC Assessment directly to discuss concerns
Many issues are resolved through discussion without entering the formal appeal process.
BC Assessment assistance is available by phone at 1-866-VALUE-BC (1-866-825-8322) or electronically through their contact form.
What is the deadline to appeal my 2026 BC Assessment?
There are two levels of appeal, each with strict deadlines.
First Level: Property Assessment Review Panel (PARP)
- Deadline: February 2, 2026
(January 31, 2026 falls on a weekend)
This is the required first step for most residential property owners.
What happens at the Property Assessment Review Panel?
The Review Panel independently reviews your complaint. Hearings generally take place between February and mid-March, with written decisions issued by early April.
If you are satisfied with the decision, the process ends here.
What if I disagree with the Review Panel’s decision?
If concerns remain, you may proceed to the second level of appeal.
What is the Property Assessment Appeal Board (PAAB)?
The Property Assessment Appeal Board (PAAB) is the second and final level of appeal.
- PAAB Appeal Deadline: April 30, 2026
- You must first appeal to the Review Panel to qualify
Appeals can be filed online, by mail, courier, fax, email, or personal delivery. Appeals must be received by the PAAB directly.
Can I appeal my BC Assessment if I believe the value should be higher?
Yes. While most appeals seek a lower value, property owners may appeal if they believe their assessment is too low.
This situation is more common among North Vancouver and West Vancouver homeowners planning to sell, particularly when recent comparable sales suggest the property is undervalued.
You may consider appealing for a higher value if:
- Your assessed value is well below market evidence
- Comparable homes in your area are assessed higher
- You want your assessment to better align with market perception
The same appeal deadlines, process, and evidence requirements apply. Appeals must be supported by market-based data, not future listing prices or opinions alone.
Is the appeal process confidential?
No. Appeals to the PAAB are public.
- Property addresses and appellant names are published
- Written submissions may be accessed by the public
- In-person hearings are open to observers
- Final decisions are posted online
Settlement discussions are not public.
How long does the appeal process take?
- Settled appeals: Often resolved between May and early fall
- Written submissions: Commonly completed by year-end
- In-person hearings: May extend into the following year
Most residential appeals aim to be completed by December 31 of the same year.
Do I need professional help to appeal?
Professional representation is not required, but some homeowners choose assistance from:
- Real estate professionals for market comparisons
- Accredited appraisers
- Legal counsel for complex cases
For most residential properties in North and West Vancouver, strong comparable sales data is often the most persuasive evidence.
Should I pay my property taxes while an appeal is underway?
Yes. Property taxes should be paid by the due date to avoid penalties.
If your assessment is reduced:
- Overpaid taxes are refunded or credited
What happens if I miss the appeal deadlines?
Deadlines are strict and enforced by law.
- Missing the Review Panel deadline usually ends appeal rights
- The PAAB cannot extend the April 30 deadline
- Technical issues are not valid excuses
In rare cases, owners may apply for leave to appeal if circumstances were beyond their control, but approval is not guaranteed.
Need Help Understanding or Appealing Your BC Assessment?
The appeal process can feel complex — especially when you’re trying to understand whether your assessment reflects true market value in your specific neighbourhood.
If you own property in North Vancouver or West Vancouver and would like help:
- Reviewing your BC Assessment
- Comparing it to recent local sales
- Understanding whether an appeal makes sense
- Preparing market evidence before speaking with BC Assessment
Contact us today. We’re happy to help you make an informed decision — whether you’re appealing, planning to sell, or simply want clarity on your property’s value.