To get a property tax certificate in Toronto, order a Tax and Utility Certificate from the City of Toronto’s Revenue Services. You can request one online, by mail, or in person at an Inquiry and Payment Counter. The fee is $90.33 per certificate, and you will need the property’s 19-digit assessment roll number before you start.1City of Toronto. Property Tax Rates and Fees
What You Need Before You Request
The one piece of information you cannot submit without is the assessment roll number. It is a 19-digit identifier assigned by the Municipal Property Assessment Corporation (MPAC) and appears on every property tax bill and assessment notice for the property. A single wrong digit will delay or reject the request, so verify it against the most recent tax bill before you file anything.
Confirm the current fee on the city’s website before you pay. The $90.33 charge is set under Toronto Municipal Code Chapter 441 and adjusts annually, and an incorrect payment mailed in with your form will come back rejected.1City of Toronto. Property Tax Rates and Fees
The Three Ways To Order
Online is the fastest route. You submit the request through the city’s online portal, pay by credit card, and download the certificate as a PDF within two business days.2City of Toronto. Tax and Utility Certificate Service
By mail, send the completed request form and payment to City of Toronto, Revenue Services, General Correspondence, 5100 Yonge St., Toronto, ON M2N 5V7. Processing takes up to 15 business days, with Canada Post transit on top of that.3City of Toronto. How to Request a Tax and Utility Certificate
In person, visit an Inquiry and Payment Counter, open Monday to Friday from 8:30 a.m. to 4:00 p.m. Processing still takes up to 15 business days.2City of Toronto. Tax and Utility Certificate Service
How Long It Takes
Online requests produce a downloadable PDF within two business days. Mailed and in-person requests take up to 15 business days to process, and mailed copies add delivery time on top of that.3City of Toronto. How to Request a Tax and Utility Certificate There is no expedited service. If a closing date is tight, the online portal is the only realistic option, which is why conveyancing lawyers default to it.
Getting a Verbal Update Instead of Reordering
A certificate reflects the account only as of the day it was generated. If weeks pass before closing, new charges or payments may post in the interim. The city provides verbal updates on an issued certificate for up to six months from the purchase date. Call a customer service representative and they can confirm whether the balance has changed.3City of Toronto. How to Request a Tax and Utility Certificate After six months, a fresh certificate is the only option.
What the Certificate Actually Shows
The document is formally called a Tax and Utility Certificate, and the name is literal: it covers both accounts.4City of Toronto. Buying, Selling or Moving It shows the current status of the property’s tax account and utility account, upcoming tax and utility due dates, any arrears from prior years with accrued interest and penalty charges, and any local improvement charges attached to the property.5City of Toronto. Property Taxes and Utilities Outstanding water and solid waste balances appear alongside tax arrears, so you do not need a separate utility search.
What It Does Not Cover
The certificate answers one question: does this property owe the City of Toronto’s Revenue Services any money? It does not disclose building code work orders, zoning violations, fire code orders, or other compliance matters, which are handled by other city departments and require separate searches. It is not a title search either, so liens registered on title by other creditors or governments fall outside its scope.
The city also does not explicitly confirm that Vacant Home Tax levies or pending VHT audits appear as a separate line item on the standard certificate. If you are buying a property that sat vacant or where the seller may have missed a declaration deadline, check the occupancy status through the city’s online Property Tax Lookup and ask your lawyer to investigate the VHT position independently.6City of Toronto. Vacant Home Tax