Variable rise and drop of tax bills in Chateauguay

Par Michel Thibault
Variable rise and drop of tax bills in Chateauguay
The value of houses varied a lot in Chateauguay between July 1, 2014 and the same date in 2018. (Photo : City of Châteauguay)

Chateauguay homeowners at the beginning of the New Year are receiving tax bills showing variable rises for a building compared to the bill of 2019. Several are even benefiting from reductions.

Translation Dan Rosenburg

This is explained by the coming into force of a new municipal evaluation role. This serves as the basis of the income tax calculation.

Beginning with 2017, the Evimber firm visited all the buldings in the City to establish the value of each one and prepare the new municipal roll. The exercise unfolds on a panel which reminds one of the Snakes & Ladders board game.

Across the City, the value of 8,580 buildings increased in diverse proportions reaching up to 72%. Conversely, 6,829 buldings display a stable balance or a decrease. The  move back is higher than 20% in several cases. This new 2020-2021 roll represents the market values on July 1, 2018 compared to July 1, 2014 for the preceding one (2016 t0 2019)

‘’These are gaps of enormous variations,’’ explains Mayor Pierre-Paul Routhier in a 14-minute video broadcast on Youtube in which he gives the report on the 2020 Chateauguay tax bills. ‘’I was dumbfounded when I saw these gaps.

Pierre-Paul Routhier

Considering the average increase of the value of 6.42% of the 15,409 buildings on its territory, the City reduced its real-estate tax rate from 0.9723 $/100 of evaluation in 2019 to 0.9334 $/100 in 2020.  In that way, the municipality is going to draw 2% more revenue, the Mayor affirms. Citizens whose building’s value has increased more than the average are going to be subjected to a higher rise. ‘’For the people whose property value has increased by 63%, it’s certain that their tax bill will be higher than 2%,’’ the Mayor illustrates in a video. Those whose property appears under the average will benefit from a tax decrease.’’

The Mayor insists on the fact that it is not the City that evaluates the properties but the firm Evimbec in an independent fashion. He is not in a position to precisely explain the variations. ‘’The costs of reconstruction of your bulding aznd the sales in your sector in a given period during the preceding six or eight months can come into play,’’ he nevertheless observes.

Evaluation contestable

Following the reception of their tax bills, citizens can plan on a certain delay to contest the new evaluation. If the case may be, the City will guide them as to what steps to take.

Tariffs

To the real-estate tax based on the property value are added various tariffs that apply themselves to each household to constitute the tax bill. These tariffs or water, recycling, garbage and recycling materials collection, as well as the Beau-Château Network total $905 in 2020, or $109 more than the total of $796 in 2019. The hike of 14% is mainly attributable to the collection of organic materials (+$43) and the Beau=Chateau Network, which is responsible for the Sportplex in Chateauguay and the outdoor swimming pool in Beauharnois (+$49). These installations were put into force by the former administration and now the debt of $27 million linked to it must be paid back, the Mayor reminds in his video. ‘’If I had the choice, I would do something else…but I don’t have the choice. We have to pay,’’ Routhier emphasized.

At the time when Nathalie Simon was the Chateauguay Mayoress and Claude Haineault was  Mayor of Beauharnois, the two cities worked together to build some sports and recreation infrastructures. The municipalities agreed to share the costs on a pro rata basis of their populations, 80% for Chateauguay and 20% for Beauharnois.

 

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