Your property tax bill, line by line
What each line on a Township of Langley or City of Langley tax notice pays for, who sets it, and how the home owner grant, assessments and deferment fit in.
- 2026 due date
- Thursday, July 2, 2026, in both the Township and the City
- Late penalty
- 5% after July 2, then a second 5% (Township: after September 3, 2026; City: after August 2)
- Home owner grant 2026
- Up to $570, or $845 for seniors, veterans and people with a disability. Full grant up to $2,075,000 assessed value
- Grant deadline
- December 31 of the tax year, but claim by the due date to avoid the penalty
- Assessment appeal
- Ask for a review by January 31 (BC Assessment)
- Township's share
- 53% of a sample 2026 Township bill; the rest goes to other agencies
Your property tax notice comes from the Township or the City, but a good chunk of it isn’t theirs. The municipality is the collector for a whole line-up of other public bodies, each of which sets its own rate. Here’s who is on the bill and what each one pays for.
Who is on the bill
The Province says your municipality collects tax for its own services and on behalf of others: the Province (school tax), the regional district, TransLink, BC Assessment and the Municipal Finance Authority, among others. The City of Langley’s 2026 rate sheet lists the columns as General, GVRD, School, GVTA, BCAA and MFA. Translated:
- General (municipal). The Township or City’s own share, set by council through its annual budget. In the Township it pays for general municipal services, police, fire, roads and parks. The Township’s 2026 increase was 3.97%.
- School. Set by the Province every year for each school district. Every property pays it, whether or not anyone in the house is in school. The City notes the home owner grant comes off this line.
- GVTA (TransLink). Regional transit, roads and bridges. TransLink operates under the South Coast British Columbia Transportation Authority Act and sets its own rates, with increases capped by provincial ratios.
- GVRD (Metro Vancouver). The regional district’s share. Metro Vancouver asks each member municipality for a dollar amount, and the municipality turns that into a rate.
- BCAA (BC Assessment). A province-wide levy that pays for BC Assessment, the agency that values every property.
- MFA (Municipal Finance Authority). A small levy covering the costs of the body that borrows long-term money for municipal infrastructure.
On the Township’s notice, library services show up as their own slice too. The Township’s newsletter is blunt that it doesn’t control any of the other agencies’ rates. It lists their numbers for questions: school taxes 1-888-355-2700, TransLink 604-953-3333, Metro Vancouver 604-432-6200, BC Assessment 1-866-825-8322, MFA 1-250-383-1181.
Neither municipality’s tax page we read lists a parcel tax for 2026. If your notice shows one, the line name tells you which service it is for.
Utilities: separate in the Township, on the notice in the City
Since 2025 the Township bills water, sewer and garbage on a separate utility statement. For 2026 the flat-rate statement was also due July 2, and unpaid balances get a 10% penalty. If you’re on a well or septic, you just don’t see that charge.
The City reads residential water meters once a year in March and puts the water and sewer charge on the June tax notice. More on both in how Langley’s water and sewer work, and garbage in garbage, organics and recycling.
How your assessment drives the bill
BC Assessment values your home as of July 1. Notices go out by December 31, and you have until January 31 to ask for a review. Your tax is roughly the assessed value times the combined rates.
The catch: a higher assessment doesn’t automatically mean a higher bill. The Township sets its rate to offset the average change in values. What matters is how your home moved compared with everyone else’s. For 2026 the average Township residential assessment fell 2.79%, so a home that dropped less than that saw more than the 3.97% increase on the Township portion. You can appeal the assessment, but not the tax amount itself.
The home owner grant
For 2026, in Metro Vancouver (and the Fraser Valley and Capital regional districts) the grant is up to $570, or up to $845 for the additional grant. That one is for owners who are 65 or older in the year, veterans, people with a disability or living with a spouse or relative who has one, and some surviving spouses. The higher amounts for the rest of BC don’t apply in Langley.
The full grant applies up to an assessed value of $2,075,000 (down from $2.175 million in 2025). Above that it drops $5 for every $1,000, reaching zero at $2,189,000 for the regular grant and $2,244,000 for the additional grant. You still have to pay at least $350 in tax with the regular grant, or $100 with the additional one.
You apply to the Province, not the municipality, every single year. Online is fastest: you need the jurisdiction and roll number from your notice and your social insurance number. Or call 1-888-355-2700, or visit Service BC. The final deadline is December 31, 2026 for this year’s grant, and you can still claim last year’s grant retroactively until that same date. Claim after July 2, though, and the unclaimed amount counts toward your late penalty. Dates and payment options are on our property tax dates page.
If you can’t pay right now
The Province’s property tax deferment program is a low-interest loan against your home. There’s a regular program (55 and older, surviving spouses, people with disabilities) and one for families with children. Starting with 2026 taxes, new deferrals in both programs cost prime plus 2%, compounded monthly. Amounts deferred for 2025 and earlier keep the old simple-interest terms. The regular program charges a $60 first-time fee and $10 a year to renew. The Township notes your account has to be current, and utility fees can’t be deferred.
Not sure which municipality you’re in? See City vs. Township.
Something out of date? Tell us.