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.
If you're a buyer get expert guidance on North Vancouver condos.
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.
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