Canmore’s Housing Crisis Needs Solutions, Not Penalties.
We all want affordable housing. Let’s work together for fair, practical solutions that unite Canmore and protect all Albertans. The Vacancy Tax isn’t the answer.
About the New Tax
Canmore’s vacancy tax, also known as the Livability Tax Program, is a new tax on second homeowners that aims to raise funds for housing initiatives in the community. The proposed tax claims to address the town’s housing challenges, but it misses the mark by unfairly targeting non-resident property owners who contribute significantly to the local economy.
The Cost of Division: What’s at Stake?
All Albertans – A Dangerous Precedent
The proposed vacancy tax risks setting a harmful precedent, worsening housing challenges across the province. By deterring investment, it limits housing supply in a region already struggling to meet demand, with Canmore lagging in housing starts. Policies like rejecting major projects (e.g., Three Sisters Mountain Village), excessive permit delays, and contentious measures like the Off-Site Levy Bylaw further discourage developers and drive up costs. If adopted elsewhere, such measures could reduce housing investment province-wide, increase costs, and require provincial intervention to stabilize the market.
Full-Time Residents – Canmore Divided
The proposed vacancy tax divides the community and fosters resentment while failing to address core issues like housing shortages and rising costs. By discouraging investment and alienating non-resident homeowners, who support the local economy, it risks deepening the crisis. This policy threatens Canmore’s unity and vibrancy, hindering efforts for a collaborative and sustainable future.
Second Homeowners – An Unfair Target
The proposed vacancy tax unfairly targets second homeowners, portraying them as outsiders despite their significant contributions to Canmore’s economy and community. These homeowners already pay taxes while using fewer services but now face added costs without representation or solutions to the housing crisis. Many feel devalued and discriminated against, risking alienation of a group vital to local businesses, job creation, and Canmore’s inclusive spirit.
Builders and Major Landowners – Discourages Investment
The proposed vacancy tax discourages builders and developers, undermining investments critical to addressing Canmore’s housing challenges. By reducing market demand, it hampers new housing projects, slowing progress on affordable solutions and limiting economic growth. Punitive measures like this tax push away key players, stalling collaboration and innovation needed for sustainable, inclusive housing.
Fairness & Equity:
The proposed tax unfairly targets contributors without giving them a voice.
Community At Risk:
The proposed tax is divisive and harms Canmore’s unity and growth.
Real Solutions Over Band-Aids:
The proposed tax doesn’t solve root issues like supply shortages and affordability.
The Numbers Speak for Themselves
- 26%: Households in Canmore directly targeted for a raise in taxes. (Stats Can Census – Canmore – 2021)
- $841,000: Tax administration cost. (Expenditures excluding grants & transfers – Town of Canmore 2024)
Frequently Asked Questions
Why oppose the tax?
It unfairly targets specific groups, fosters division in the community, and fails to address the root causes of Canmore’s housing crisis, ultimately harming the town’s unity and economic sustainability.
How will the tax impact local businesses?
The proposed vacancy tax in Canmore is likely to have a detrimental impact on local businesses by discouraging non-resident property ownership, which plays a vital role in the town’s economy. Many non-resident property owners support local businesses through their spending on goods, services, and tourism-related activities. By targeting these owners, the tax reduces their incentive to invest in and maintain properties in Canmore, potentially leading to fewer visitors and less economic activity. Additionally, with reduced housing investment and development, fewer workers may be able to afford to live locally, exacerbating labor shortages and further straining businesses reliant on a stable workforce. The combined effect threatens the vitality of the local economy and the sustainability of small businesses that depend on both residents and visitors.
Why doesn’t the tax solve the problem?
The proposed vacancy tax does not solve the housing problem because it fails to address the root causes of housing affordability and supply shortages. Instead of incentivizing the construction of new housing, the tax targets non-resident property owners, discouraging their investments without creating mechanisms to increase the availability of affordable homes. This approach reduces the pool of potential buyers and investors, which in turn discourages developers from pursuing new projects in the area. Canmore already faces challenges with delayed or denied housing developments and lengthy permit processing times, further limiting its ability to meet housing demand. By focusing on punitive measures rather than fostering an environment conducive to development, the tax exacerbates supply constraints and raises housing costs, ultimately making affordability issues worse.
Join the fight for a fair Canmore
Join the many Albertans who have already added their names and voices to this vital cause. Please also share with friends and your community, how this proposed tax will impact you or anyone you care about. Thank you for your support.
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