As a North Shore real estate specialist, I’ve been getting a lot of questions from senior homeowners lately—especially about the new 2025 utility billing changes in the District of North Vancouver. One of the biggest concerns? Whether seniors can still defer their property taxes the way they’ve done in the past.

Here’s what we’re going to talk about:

We’ll break down exactly what’s changed with utility billing, how it affects seniors who rely on the BC Property Tax Deferment Program, and what you need to plan for in 2025 and beyond.

Here’s why it’s important:

In previous years, everything was rolled into one bill due in July. Now, utilities are billed separately—and that utility portion cannot be deferred, even if you're eligible to defer your property taxes.

Here’s why it’s important to you:

If you're a senior living on a fixed income—or helping aging parents manage their finances—this change could affect your cash flow, budget, or even your decision to downsize.

Disclaimer: This is for informational purposes only and should not be considered real estate advice. Always verify information independently and consult with a qualified professional before making any real estate decisions. confirm info with The District of North Vancouver.

What Changed in 2025 for North Vancouver Utility Billing?

Up until 2025, the District of North Vancouver included utilities (water, sewer, garbage, environmental fees) in the property tax bill, due July 2.

Now, things have changed:

• Utilities are billed separately

• The new due date is March 31 every year

• In 2025 only, you can pay by May 30 without penalty (a one-time grace period)

This means homeowners now need to budget for two separate bills: one in the spring for utilities, and one in the summer for property taxes.

Can Seniors Still Defer Property Taxes?

Yes—but only the property tax portion. Under the BC Property Tax Deferment Program, qualifying seniors can continue to defer their main property tax bill (the portion due in July).

But here’s the catch:
🔺 The new utility bill in March cannot be deferred.

So if you’re used to deferring everything in one lump sum, 2025 introduces a new cash expense you’ll need to pay out of pocket.

How Much Is the Utility Bill for Seniors?

For homes in the District of North Vancouver, utility bills in 2025 may represent approximately 20% to 40% of what your typical property tax bill was in previous years. This represents thousands of dollars that all property owners in the DNV must pay every spring. Check with the District of North Vancouver for your exact amount.

This utility bill is due by March 31 (or May 30 in 2025). And remember—this payment is not optional, even if you're enrolled in the property tax deferment program.

If You’re a Senior Considering Downsizing…

This new billing change is prompting some seniors to reassess their current home—and for many, even if downsizing was never on the table before, the added expense may now make it a necessary consideration.

• Downsizing could help reduce or eliminate ongoing utility costs

• Some condo stratas absorb utilities into monthly fees, eliminating the new utility bill

• Smaller homes or strata units may be easier to manage—and offer better predictability for fixed incomes

If you’re already wondering whether it’s time to make a move, this new billing system could be the nudge you need.

👉 Click here to discuss downsizing with a local expert who is knowledgable North Vancouver and West Vancouver downsizing.

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What About Seniors Living in Condos?

If you're a condo owner in the District of North Vancouver, whether or not you receive a separate utility bill depends on how your strata is set up.

🏢 If your strata has non-metered utilities:

• You will receive a separate utility bill from the District

• The same deferment rules apply—you cannot defer the utility portion

💧 If your strata has metered utilities:

• Utilities are included in your monthly strata fees

• You won’t receive a separate utility bill

This is something to seriously consider when comparing condos in North Vancouver—strata setup can impact your monthly expenses and budgeting flexibility.

What If the Property Tax Is Paid Through a Mortgage?

If your mortgage lender collects property tax payments with your monthly mortgage, be aware:

• These payments only apply to the property tax portion, not the utility bill.

• You still might receive a separate utility bill and must pay it directly.

• It’s best to contact your lender to ask how they plan to manage the tax portion and whether any credit adjustments will apply.

Final Thoughts

The District of North Vancouver’s utility billing changes in 2025 are more than just administrative—they could impact real-life budgets, especially for seniors who rely on tax deferral.

If you're unsure how these changes affect you, or you're thinking of downsizing to simplify your expenses, I’m happy to walk you through your options.

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North Vancouver Utility Bill Changes 2025

As a Condo Specialist in North Vancouver, I want to make sure condo owners and buyers are aware of an important change in 2025: the District of North Vancouver is now billing utilities separately from property taxes.

If you own a condo—or are planning to buy one—this shift could impact how you budget for housing costs throughout the year.

Here’s what we’re going to talk about:

We’ll break down what’s changed, who it affects, and what it means for condo owners and buyers.

Here’s why it’s important:

This new billing method changes when you pay for services like water, sewer, garbage collection, and environmental fees—and it might catch some condo owners off guard.

Here’s why it’s important to you:

Whether you already own a condo or are shopping for one, you need to know if your strata includes utilities or if you’ll get a separate utility bill from the District of North Vancouver. It’s a detail that could affect your monthly budget and purchasing decision.

Disclaimer: This is for informational purposes only and should not be considered real estate advice. Always verify information independently and consult with a qualified professional before making any real estate decisions.

What Changed in 2025?

Previously, your utilities were combined with your property tax bill, all due in early July. That changes this year.

Now, your utilities will be billed separately with a new due date of March 31 every year.

Good news for 2025: There’s a one-time extension—you have until May 30, 2025 to pay your utility bill without penalty.

What’s Included in the Utility Bill?

Your separate utility bill covers:

• Water

• Sewer

• Solid waste collection

• Environmental fees

💡 While the total annual cost remains similar, you’ll now pay it in two portions:

• Utilities: March 31

• Property taxes: July 2

How Much Will It Cost?

Exact amounts vary by property type, but here’s a sample scenario:

If your total tax + utility bill was $7,000 last year, and utilities made up $1,500 of that, you’ll now pay:

• $1,500 on March 31

• $5,500 on July 2

The theory is that it’s not more money—it’s just split across two due dates.

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Will You Receive a Utility Bill as a Condo Owner?

That depends on whether your strata has metered or non-metered utilities:

• Non-metered strata:
  You’ll receive a separate utility bill from the District.

• Metered strata:
  Utilities are already included in your monthly strata fee, and you won’t get a separate bill.

✅ Pro Tip: When comparing condos, don’t just look at the strata fee—ask what’s included. A slightly higher strata fee that includes utilities might actually cost you less overall.

What Buyers Should Ask Before Purchasing a Condo in North Vancouver

If you’re working with a Condo Specialist in North Vancouver, make sure they guide you through this during the purchase process.

Here’s what to confirm:

• ✅ Are the utilities metered or non-metered in the building?

• ✅ Do the strata financials show utilities included in monthly fees, or will you receive a separate bill?

• ✅ Is there a way to confirm details with the District of North Vancouver if anything is unclear?

📌 These small details can make a big difference when comparing homes and calculating your true monthly costs.

Related Posts You Might Like

7 Things to Check in Strata Documents Before Buying a Condo

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What to Look for in Strata Documents Before You Buy

Your condo real estate agent in North Vancouver should know that buying a condo is more than just finding the perfect unit—it’s about understanding the strata corporation to ensure you're making a smart financial decision. Strata documents provide key insights into the building’s financial health, bylaws, insurance coverage, upcoming expenses, and potential legal risks, helping you avoid costly surprises and protecting your investment.

If you don’t review these documents carefully, you could face unexpected costs, restrictions, or legal issues after moving in. In this guide, we’ll walk through seven key things you must check in strata documents before buying a condo.

📌 Disclaimer: This is for informational purposes only and should not be considered real estate advice. Always verify information independently and consult with a qualified professional before making any real estate decisions.

1. Ensure Form B is Up to Date

Lenders Require a Current Form B

A Form B (Information Certificate) is one of the most important documents in a strata purchase. It provides essential details, including:

• Monthly strata fees

• Any outstanding special levies

• The contingency reserve fund balance

• Legal actions the strata may be facing

• Parking & storage allocations

📌 Why This Matters:

• If there was a recent AGM (Annual General Meeting), Form B must be updated with any changes. Lenders require an up-to-date Form B for financing approval.

• Confirm parking & storage allocations – Verify that what the seller claims aligns with the registered strata records.

🔎 Pro Tip: Always request the most recent Form B, especially if an AGM was held after it was first issued.

2. When is the Next AGM? Timing Matters

Is the Next AGM Before or After Completion?

A special levy passed before you take possession is typically the seller’s responsibility in BC, but it's always best to remove uncertainty by clarifying who is responsible for payment before finalizing your purchase.

Bylaw changes made at the AGM could impact rental restrictions, pet policies, or renovation approvals, affecting how you use the unit.

If the AGM is scheduled after your completion date, you may not have insight into upcoming financial decisions or special levies before committing to the purchase. Completing after the AGM is often beneficial for buyers, but it doesn’t always align with the rest of your plans—check with your realtor to determine the best timing for your situation.

🔎 Pro Tip: If the seller has already received an AGM notice, review it carefully to identify potential financial impacts.

3. Strata Building Insurance – Are You Covered?

Check Insurance Deductibles & Dates

Strata corporations are required to have building insurance, but deductibles have increased significantly in recent years.

📌 What to Check:

• Deductible amounts – Strata insurance deductibles can range from $20,000 to $1.0M, so ensure your homeowner’s insurance is sufficient to cover the strata building insurance deductible to avoid unexpected out-of-pocket costs.

• Valid dates – Strata insurance renewals do not always align with the AGM date, so check when the current policy expires.

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4. Are There Any Legal Actions Against the Strata?

Could You Be Exposed to a Lawsuit?

Strata corporations can be involved in legal disputes that may impact current and future owners. Common lawsuits involve:

• Contractors – Disputes over building repairs, maintenance work, or service contracts.

• Owners or tenants – Lawsuits related to bylaw enforcement or strata council decisions.

• Developers – Deficiency claims in new buildings where the strata is seeking repairs for construction defects.

📌 Why This Matters:

• If a lawsuit is ongoing, owners may be responsible for legal costs and settlements.

• Legal disputes can delay necessary repairs or lead to higher strata fees in the future.

• A pending deficiency lawsuit against a developer could indicate unresolved construction defects.

🔎 Pro Tip: A lawsuit doesn’t necessarily mean “don’t buy”—many stratas in BC file lawsuits against their developers to ensure proper repairs are made. The key is to be aware of any legal action and understand its potential impact. If a lawsuit is disclosed, you can always consult a lawyer for further clarification. Always check Form B and AGM minutes for references to lawsuits, legal disputes, or pending claims.

5. Contingency Reserve Fund (CRF) – Is It Adequate?

A Well-Funded CRF Means a Well-Managed Strata

The Contingency Reserve Fund (CRF) is the strata’s savings account for major repairs and capital expenses.

📌 What to Look For:

• A low CRF could mean upcoming special assessments to cover major repairs.

• Check the depreciation report – Does the CRF have enough money to cover future repairs?

• If the building is older and the CRF is low, expect higher costs down the road.

🔎 Pro Tip: Compare the CRF balance against planned maintenance projects to see if the building is financially stable.

6. Depreciation Report – Future Maintenance Costs

Does the Strata Have a Long-Term Maintenance Plan?

A depreciation report outlines the expected lifespan of major building components, such as:

• Roof replacement

• Plumbing and electrical systems

• Elevator maintenance

📌 Why This Matters:

• If the building has no depreciation report, owners may not be properly budgeting for future repairs.

• A lack of planning often results in sudden special levies.

• Stratas that regularly update their depreciation report show strong financial management.

🔎 Pro Tip: Newer buildings may not have a depreciation report yet, so ask how they plan to manage long-term repairs.

7. Electronic Planning Report (EPR) – What’s Coming?

Strata corporations with five or more units must obtain an Electrical Planning Report (EPR) by December 31, 2026, or December 31, 2028, depending on location in BC. This report assesses current electrical capacity and plans for future demand, such as EV chargers and heat pumps.

📌 Why This Matters:

• Helps strata manage energy use and avoid costly upgrades.

• Identifies electrical limitations that could affect future unit owners.

• Stratas may need to implement demand management strategies to keep costs down.

🔎 Pro Tip: If an EPR hasn’t been completed, future electrical upgrades could lead to higher strata fees or special levies. Ask your realtor if an EPR is available before

Bonus Tip: Get Professional Help Reviewing Strata Documents

Strata documents can be complex and time-consuming to review, but there are professional services that specialize in strata document reviews for a fee. These companies analyze financials, bylaws, meeting minutes, and potential red flags to give you a clearer picture of the building’s overall health. Search online for strata document review services or check with your real estate agent for recommendations.

Final Thoughts

Understanding strata documents before buying a condo is essential for making a smart real estate decision, but not all agents have the same expertise. Different real estate agents specialize in different property types, so if you're buying a condo, make sure your Condo Real Estate Agent in North Vancouver is highly knowledgeable about strata properties. By reviewing Form B, AGM dates, insurance policies, legal disputes, the contingency fund, depreciation reports, and the EPR, you can avoid unexpected surprises and protect your investment.

📌 Thinking of buying a condo in North Vancouver? Let’s connect! Click Button below.

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📌 Selling an Estate Property in BC. Click Here for Your FREE Guide
📌 Why Professionals are Moving from Vancouver to North Vancouver

After a 46 per cent year-over-year increase of new listings in January, the number of newly listed properties on the MLS® in Metro Vancouver rose more moderately in February helping keep market conditions in balanced territory.

“After the rush of new listings in January, home sales and new listings in February were closer to historical averages, which has positioned the overall market in balanced conditions,” Andrew Lis, GVR’s director of economics and data analytics said. “With a potential Bank of Canada rate cut on the table for mid-March, homebuyers may find slightly improved borrowing conditions while enjoying the largest selection of homes on the market since pre-pandemic times.”

If you’re handling an estate sale in British Columbia, you probably have questions about probate, selling “as-is,” legal steps, and timing the sale. This guide provides clear, straightforward information to help you navigate the process with confidence.

What You Need to Know Before Selling an Estate Property

Before you list the estate property, make sure you understand:
✔️ How probate affects the sale timeline (and what to expect)
✔️ The pros & cons of selling “as-is” vs. making small updates
✔️ When to list the property to attract the best buyers
✔️ Legal & financial considerations every executor should know
✔️ How to prepare the home for a smooth and efficient sale

This guide walks you through each step, so you can move forward with clarity.

Why This Guide is Essential for Executors & Families

Handling an estate sale can feel overwhelming, but having the right information makes all the difference. This guide is designed to help you understand your options, make informed decisions, and move forward with confidence.

Get the Free Guide – Everything You Need to Know

If you have questions or need guidance on selling an estate property, book a free consultation.

Click here to book your Estate Sale Seller’s Consultation now.

The Shift from Vancouver to North Vancouver

More professionals are choosing to leave Vancouver and relocate to North Vancouver, and it's not hard to see why. With a better work-life balance, access to nature, and more value for your dollar, North Vancouver offers a lifestyle that appeals to those who want the best of both worlds—urban convenience with a relaxed outdoor feel.

If you’re considering a move, understanding this trend can help you make an informed decision on whether North Vancouver is right for you. Whether you’re looking for a condo with great amenities, a pet-friendly neighborhood, or just a more peaceful alternative to downtown living, this guide will break down the key reasons why professionals are making the switch.

Disclaimer
This is for informational purposes only and should not be considered real estate advice. Always verify information independently and consult with a qualified professional before making any real estate decisions.

Why Professionals are Choosing North Vancouver

Lifestyle Benefits of North Vancouver

North Vancouver is the perfect blend of nature and city living, offering:

• Easy access to the outdoors – Skiing at Grouse Mountain and Seymour, kayaking in Deep Cove, and numerous hiking trails.

• A quieter, more relaxed pace – Fewer crowds, less congestion, and a strong sense of community.

• A growing social and entertainment scene – Lower Lonsdale has a thriving restaurant scene, North Van’s craft beer breweries, and waterfront dining.

• A pet-friendly environment – Dog-friendly parks and trails make it perfect for professionals with pets.

While East Vancouver has the hipster scene, North Vancouver’s culture is centered around outdoor adventure, craft breweries, and a strong community vibe.

Neighborhoods That Appeal to Professionals

Lower Lonsdale – The Urban Hub

• Best for young professionals who want a walkable neighborhood with great restaurants and a fast SeaBus commute to downtown.

• Modern condo developments with great amenities.

• A growing nightlife and social scene with bars, coffee shops, and community events.

Edgemont Village – Upscale & Family-Friendly

• A high-end neighborhood with a small-town feel and boutique shopping.

• Close to Grouse Mountain for skiing and hiking.

• Great schools and parks, making it popular with families and downsizers.

East of Seymour – Up-and-Coming & Outdoorsy

• Perfect for nature lovers with Deep Cove kayaking, Mount Seymour skiing, and hiking trails nearby.

• A quieter alternative to Vancouver but still easily accessible.

• More affordable condo options as the area grows in popularity.

Marine Drive Corridor – Affordable & Accessible

• Best value for your dollar with lower condo prices than Lower Lonsdale.

• Close to transit, Highway 1 access, and major shopping centers.

• Ideal for professionals who commute regularly but want a quieter home base.

The Financial Advantage – More for Your Money

• More space for the same price – A house in North Vancouver costs the same as a house in East Vancouver, but with more outdoor space and nature access.

• Condos with a better value – More space, better amenities, and newer buildings compared to downtown Vancouver.

• A smart long-term investment – Property values are rising as more professionals choose North Vancouver.

Commuting & Transportation

SeaBus – The Fastest Way to Downtown

• A 12-minute commute from Lonsdale Quay to Waterfront Station.

• Avoids the congestion of bridges and highways.

Rapid Bus & Transit Options

• The R2 RapidBus along Marine Drive makes commuting quick and efficient.

• Highway 1 access makes it easy to travel within Metro Vancouver or head to Whistler for the weekend.

Who is Making the Move?

• Tech Professionals & Entrepreneurs – Looking for a better work-life balance and outdoor lifestyle.

• Healthcare Workers & Young Families – Prioritizing good schools, family-friendly neighborhoods, and parks.

• Retirees & Downsizers – Selling in Vancouver and buying high-quality North Vancouver condos for a quieter lifestyle.

What to Consider Before Moving

• Strata Rules & Fees – North Vancouver has a range of strata-managed buildings, so understanding bylaws is key.

• Neighbourhood Selection – Choose between an urban lifestyle in Lower Lonsdale, a nature-focused retreat in Lynn Valley or Deep Cove, or one of many other unique North Vancouver communities, each offering its own distinct charm and advantages.

• Real Estate Market Trends – Inventory and pricing fluctuate, so working with a local expert is essential.

Final Thoughts 

North Vancouver is quickly becoming the top destination for professionals leaving Vancouver. With a better quality of life, outdoor access, and more value for money, it’s no surprise that more people are making the move.

📌 Thinking of buying or selling in North Vancouver? Let’s connect! Click the button below. Click here to connect with Davis

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📌 Buying a Condo in North Vancouver: What You Need to Know Before You Start

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