Taxes and assessment roll

Every year, residents will receive two tax bills: their municipal tax bill and their water tax bill. Please note that the "water" amount of $ 50.00 is the base rate, separate from your water tax bill that is based on your consumption. This bill arrives in November.

More information about the 2026 budget

Note 1: For a 240L bin, the rate includes the cost of the equivalent of one garbage collection per month 

Note 2: Based on 29 collections per year, therefore 17 additional collections 

Note 3: Average consumption of 300 m3 per dwelling, based on the fall invoice following the water meter reading 

Note 4: The agglomeration council adopts by-laws and authorizes expenditures on shared services across the island of Montréal, including social housing, emergency services and public transit. Learn more 

2026 Tax Variation 

(For owners of single-family homes) 

Taxpayers have the following payment options available for all municipal tax bills: 

• By phone or internet via your financial institution's services. Please identify your account with the 18-digit Matricule/Registration number found at the top right of your invoice.

• At your financial institution 

• By mail (cheque payable to the City of Beaconsfield). Please note, cheques are deposited on the day the City receives them, therefore please send your cheque(s) prior to the due date to avoid interest and penalty charges.  

• At City Hall (cash, cheque or Interac) 

To make payments, please use the stubs attached to your tax bill. Each one shows the amount payable and the due date. Please note that there will be no reminder for the second instalment. If you have already sent a postdated cheque for the second instalment, there is no need for any further action. Your cheque will be processed on the appropriate date. Tax arrears bear interest and penalties at rates indicated on your tax bill.

Please verify that your mortgage holder has not already made a payment on your behalf (if applicable). 

Due dates

Municipal taxes

• Instalment 1: March 12, 2026
• Instalment 2: May 28, 2026

Water tax

• The due date for the 2026 water tax bill will be communicated at a later date 

Further information is available at the reception counter at City Hall in person or by calling 514 428-4400. 

 La consommation de l'eau est facturée séparément et calculée en fonction des relevés des compteurs.

The current property assessment roll is in effect from 2026 to 2028 inclusive and property values remain the same for this period, unless your property has undergone major structural changes.  

The assessment roll, which represents the inventory of all properties in a given jurisdiction, indicates the number of properties, the characteristics and the value of each. The market value is defined as the most probable selling price in a free and open market. Responsibility for preparing the assessment roll for all municipalities on the island of Montreal belongs to the Direction de l'évaluation foncière of the Ville de Montréal. You can consult your assessment roll by contacting Beaconsfield City Hall, the regional offices of the Direction de l'évaluation foncière or by visiting the web site montreal.ca. 

Office of Direction de l'évaluation foncière de la Ville de Montréal

The duties on real estate transfers constitute a tax on the transfer of any immovable located in the territory of the municipality under provincial legislation (Act respecting duties on transfers of immovables, C.Q.L.R., c. D-15.1). The purchaser of the property is required to pay transfer duties. All municipalities must collect transfer duties on the transfer of any immovable located on its territory. 

Calculation of the Transfer Duty

The rate of the transfer duty is calculated as follows: 

Thresholds and rates established from January 22, 2026 

On the portion of the tax base: 

• which does not exceed $62,900 the rate is 0.5%; 

• which exceeds $62,900.01 without exceeding $315,000 the rate is 1%; 

• which exceeds $315,000.01 without exceeding $630,100 the rate is 1.5%; 

• which exceeds $630,100.01, the rate is 3%; 

Example of calculation with a tax base of $1,500,000 

1. Multiply $62,900.00 by 0.5% = $314.50 
2. Then multiply $252,099.99 by 1.0% = $2,521.00
3. Then multiply $314,099.99 by 1.5% = $ 4,726.50
4. Then multiply $869,899.99 by 3.0% = $26,097.00 
5. Therefore, for a base of $1,500,000, the total of the duty will be: $33,659.00

Payment of Transfer Duty

This tax is payable in a single payment within thirty (30) days of the City sending the account. The tax base for transfer duties is calculated based on the highest of the following amounts: 

• The amount actually paid for the transfer of the immovable; 

• The amount of the consideration stipulated for the transfer of the immovable; 

• The amount of the market value of the immovable at the time of its transfer (The Act respecting duties on transfers of immovables defines the market value as the product obtained by multiplying the value entered on the roll of the unit or its part corresponding to the transferred immovable, as the case may be, by the factor of the roll established by the Direction d’évaluation foncière and approved by the Ministry of Municipal Affairs and Housing.) 

Comparative factor

In the case where your property is based on the market value at the time of transfer, a comparative factor for the fiscal year corresponding to the date of transfer is used. The value of the property on the assessment roll is multiplied by this comparative factor. 

The comparative factors of the City of Beaconsfield for the following years are: 

The Cities and Towns Act (R.S.Q., c. C-19) provides that municipalities have the right to sell a property at public auction (house, vacant lot) for unpaid municipal or school taxes, in whole or in part.

The following text is published for informational purposes only and aims to help understanding the provisions and steps that govern the sales for unpaid taxes process; it cannot replace a thorough reading of the law. 

Deposit of the List of Concerned Immovables and Order From Council

The Treasurer draws a list of immovables bearing tax arrears and submits it to Council. After reviewing it, Council may order the City Clerk to proceed with a public auction sale of the immovables at a specific date. 

Notice to the Owners and Publication of a Notice on Website

Within 30 days of the order by Council, the City Clerk sends each owner of a concerned immovable a certified letter and gives a first public notice of the day, time and place where the auction sale will be held. The notice is published on the City's website and also states the cadastral number and address of each concerned immovable, the name of the owners and the amounts owed for each property.

Properties are stricken off the list upon the full payment of the amounts owed. The list of remaining immovables and the name of their owners is then published one more time on the website. The auction sale cannot be held prior to a 15 days delay from the publication of the second notice. To prevent the auction sale of a property, its owner must pay the amounts owed in full or make a payment agreement with the Finance Department (if eligible) on the day before the sale at the latest. 

Registration of a Notice of Sale for Non-payment of Taxes in the Land Registry

Upon the first publication of a notice on the website, the City Clerk transmits a copy of the notice to the Registrar, who notifies every registered holder of a right on the registry (mortgagee, legal mortgagee, co-owners of a condo-type immovable, etc.) of the notice of sale of the immovable in question.

Conditions of Sale

Any interested bidder must be able to provide a valid proof of identity with photo (driver's licence, health insurance card, passport), their name, date and place of birth, a complete residential address, and a mandate or power of attorney, if representing another person.

Any interested legal entity (such as business corporation, union, association) must be able to provide its name, legal status and incorporation act, its complete head office address AND, for the person representing a legal entity, the representative's name and capacity, and a certified copy of the enabling resolution.

The payment of the sale price and any applicable taxes must be made in full immediately at the adjudication in cash, postal money order, bank draft or money order or certified cheque made payable to the City of Beaconsfield. Payments by regular cheques, debit or credit cards are not accepted. If the amount of the payment exceeds the sale price, the City will pay back the excess amount to the purchaser by cheque, without any interests, within 10 days of the sale. If the amount is not paid in full immediately, the City shall put back the immovable up for sale. 

Adjudication

The immovable is awarded to the highest bidder. An adjudication certificate is remitted to the purchaser.

The purchaser shall then be seized of the immovable adjudicated, including its buildings and constructions, if any, and may enter into possession thereof, but shall not remove existing timber or buildings during one year following the date of adjudication.

The purchaser takes the immovable in the condition in which it is at the time of the adjudication, without any warranty as to its contents, its soil quality, and its buildings, if any, with all the relevant rights of the previous owner, including all servitudes.

The responsibility of looking up the condition of the immovable, its location and the applicable by-laws is on the purchaser. 

Right to Redeem

An immovable sold for non-payment of taxes may be redeemed by its former owner or his legal representatives, at any time within the year following the date of sale, by paying to the purchaser the sale price, including the cost of the certificate of adjudication, with interests at the rate of ten per cent per year. In that case, the Cities and Towns Act does not provide that the former owner has to pay back the betterment expenditures to the purchaser. During that year, the purchaser is considered a bona fide possessor and has to keep and take good care of the immovable the way a reasonable person would. 

Final Deed of Sale 

If, within one year from the day of the sale, the immovable adjudicated has not been redeemed by the owner, the purchaser shall become the absolute owner thereof.

The purchaser, upon exhibiting the certificate of his purchase and upon proving the payment of all municipal and school taxes, shall then be entitled to a deed of sale from the Council, executed by the Mayor or City Clerk, by deed before a notary. The purchaser must pay all the notary fees related to that deed (drafting, registration, cancellation, etc.).

At that time, the purchaser must pay the applicable duties on transfers of immovables and park fees, as the case may be.

The sale vests in the purchaser all the rights of the original owner, and purges the immovable from any mortgage to which it may be subject. The registration of the deed of sale shall effect the cancellation of the registration of the mortgage registered against the immovable. 

Receiving your water and garbage tax bill may raise questions about your usage and the charges listed. To assist you, we have prepared this FAQ to address the most common concerns and provide helpful information. Before contacting the City directly, we encourage you to review this FAQ and carefully consult your bill, as you may find the answers you need there.

Has the water rate changed?

Yes, the cost increased in 2025. This rise is linked to both components of the water service, but it is mainly due to higher costs charged by the Montréal Agglomeration.

Based on an average consumption of 300 m³ per residence

1. Purchase of water from the Montréal Agglomeration
   The cost increased from $215.64 in 2024 to $243.57 in 2025. This represents a $27.93 rise, equivalent to a 12.95% increase.
2. Local distribution by the City of Beaconsfield
   The cost increased from $260.61 to $276.45, representing a $15.84 rise, or 6.08%. This portion covers, among other things, the costs of maintaining the water and sewer network, the costs associated with equipment and staff salaries, and the costs related to capital expenditures.

Even if your consumption remains similar to last year’s, these increased costs may result in a higher bill. Additional information on this topic was included with the first 2025 tax bill.

Below is the explanatory table for the November 2025 tax bill. The sections related to water represent the main source of variation compared with 2024.

November 2025 tax bill

Note 1: For a 240L bin, the rate includes the cost of the equivalent of one garbage collection per month. Based on 29 collections per year, therefore 17 additional collections Note 2: Average consumption of 300 m3 per dwelling, based on the fall invoice following the water meter reading 

Can other factors contribute to an increase on my bill?

Your current bill may cover more days than in previous years. The company we hire to take meter readings visits homes on different dates during the months when we prepare invoices, which means the reading date may fall later than it did last year. A longer billing period naturally results in higher consumption and a higher total amount.

What information should I have when I call about my water invoice?

When contacting us, please have an up-to-date reading of your water meter. This allows us to compare your reading with the one in our system and assist you more efficiently. You can find your water meter in your basement, near the entrance to the main water line.