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.

Of note, NS Budget 2024 introduces an indexed personal income tax system, which will be effective starting in 2025. For 2024, the corporate and personal tax rates remain unchanged.
NS Budget 2024 projects a surplus of $40.3 million for the 2023-24 fiscal year, compared to a $259.4 million deficit projected in the previous budget.
Fiscal projections for the next four years are as follows:
| Year | Projected surplus/(deficit) |
| 2024-25 | ($467.4 million) |
| 2025-26 | ($608.7 million) |
| 2026-27 | ($575.7 million) |
| 2027-28 | ($360.1 million) |
NS Budget 2024 announces no changes to the corporate tax rates or 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% | 29.00% | 29.00% |
NS Budget 2024 introduces an indexed personal income tax system so that taxable income brackets and certain non-refundable tax credits will be subject to annual adjustment for inflation. Indexation will apply to the basic personal amount, common-law partner amount, age amount, and amounts for eligible dependants and infirm dependants (aged 18 or older). These changes will take effect January 1, 2025.
For this year, NS Budget 2024 doesn’t change the personal tax rates. The personal tax brackets and the respective marginal tax rates for 2024 as follows:
| Tax brackets | Marginal tax rates |
| $ 29,590 or less | 8.79% |
| $ 29,591 - $59,180 | 14.95% |
| $ 59,181 - $93,000 | 16.67% |
| $ 93,001 - $150,000 | 17.50% |
| $150,001 and over | 21.00% |
The top combined federal and provincial marginal tax rates for 2024 are as follows:
| Taxable income | 2024 |
| Salary/interest income | 54.00% |
| Capital gains | 27.00% |
| Eligible dividends | 41.58% |
| Non-eligible dividends | 48.28% |
NS Budget 2024 proposes no changes to the current 15% Harmonized Sales Tax (HST) rate, which is composed of a federal component of 5% and a provincial component of 10%.
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).
Get the latest insights in your inbox.
Subscribe to receive relevant and timely insights and event invitations.