Underused Housing Tax: Impacts to Canadians and Non-Residents
Tax AlertProperty owners with vacant homes in Canada should be aware of the new underused housing tax (UHT), which came into effect on January 1, 2022.

Most notably, NL Budget 2024 reduces the small business tax rate retroactively, effective from January 1, 2024. The budget makes no changes to the personal tax rate or the current Harmonized Sales Tax (HST) rate.
NL Budget 2024 projects a deficit of $433 million for the 2023-24 fiscal year, compared to a $160 million deficit projected in the previous budget.
Fiscal projections for the next five years are as follows:
| Year | Projected surplus/(deficit) |
| 2024-25 | ($152 million) |
| 2025-26 | $58 million |
| 2026-27 | $52 million |
| 2027-28 | $68 million |
| 2028-29 | $60 million |
NL Budget 2024 reduces the small business tax rate on the first $500,000 of active business income to 2.5% (from 3%) effective January 1, 2024. There was no change to the $500,000 small business limit.
Combined federal and provincial corporate tax rates
| Small business tax rate | General corporate tax rate | Manufacturing and processing tax rate |
| 11.5% | 30.0% | 30.0% |
NL Budget 2024 doesn’t change the personal rates. The indexed personal tax brackets and the respective marginal tax rates for 2024 are as follows:
| Tax brackets | 2024 marginal tax rates |
| $43,198 or less | 8.7% |
| $43,199 - $86,395 | 14.5% |
| $86,396 - $154,244 | 15.8% |
| $154,245 - $215,943 | 17.8% |
| $215,944 - $275,870 | 19.8% |
| $275,871 - $551,739 | 20.8% |
| $551,740 - $1,103,478 | 21.3% |
| $1,103,479 and over | 21.8% |
The top combined federal and provincial marginal tax rates for 2024 are as follows:
| Type of income | 2024 |
| Salary / Interest | 54.80% |
| Capital gains | 27.40% |
| Eligible dividends | 46.20% |
| Non-eligible dividends | 48.96% |
Health care – NL Budget 2024 provides $4.1 billion in health care spending to support initiatives, such as hiring additional health care providers, investing in health information management infrastructure, and expanding mental health and addiction programs.
Housing – NL Budget 2024 provides $80 million over two years for the Affordable Homes Program to support the development of new affordable rental housing in Newfoundland and Labrador.
Seniors – NL Budget 2024 provides $10 million for a Seniors’ Well-Being Plan, which includes grants for low-income seniors and increased investments for home repair and modifications.
Business and economic development – NL Budget 2024 provides $35 million to support economic development initiatives, which includes research and development, commercialization, and business growth activities.
Have questions? Let’s talk. Contact your local advisor or reach out to us here.
Visit our Budget 2024 hub to learn more about all federal and provincial budgets.
Disclaimer
The information contained herein is general in nature and is based on proposals that are subject to change. It is not, and should not be construed as, accounting, legal or tax advice or an opinion provided by Doane Grant Thornton LLP to the reader. This material may not be applicable to, or suitable for, specific circumstances or needs and may require consideration of other factors not described herein.
Property owners with vacant homes in Canada should be aware of the new underused housing tax (UHT), which came into effect on January 1, 2022.
Bill C‑15 became law March 26, 2026, implementing tax measures from Budget 2025, Budget 2024, and FES 2024 affecting businesses and trusts.
Federal Budget 2025 introduced a new set of dividend suspension rules that restricts a corporation’s ability to recover refundable dividend tax on hand (RDTOH).
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