Editor:
The Town of Canmore, in its rather quixotic pursuit of an affordable, car-free, green community, has decided to once again tax the actual residents of the town.
The primary residence tax program as described on the Town’s website will come into effect in 2025. This is essentially a program designed to increase property taxes based on the perceived status of the owner or the renter as a permanent or non-permanent resident. The extra revenue gained by this increase would then be used to fund affordability initiatives in Canmore.
The Town is entering new property taxation territory by rather than taxation based on property use, it is basing the taxation on the permanent residency status of the owner or in some cases the renter.
It has been decided this status will be based on the owner or renter occupying a dwelling unit for at least 183 cumulative days in a calendar year of which 60 days must be continuous. The property owner to be considered permanent must declare so by Dec 31 of each year. There will be a proactive random or by complaint audit program in place asking for proof of declaration. A fine of up to $10,000 could be assessed should an owner not be able to provide proof when audited.
I am sure there will be more information forthcoming, however, based on information currently provided there are many issues with this program. I am not sure any resident of Canmore would be able to provide proof that they have met the criteria if they were audited. How do you prove that you were here for 60 consecutive days? What about the properties with multiple owners, do all of them have to meet the criteria? Who bears the financial responsibility should the renter not meet the criteria of an audited property?
Perhaps to limit the capaciousness of this audit process, the declaration could be supported by submitting documentary proof – a driver’s licence showing an address in Canmore – that would exempt the requirement for an audit. That seems to work with the free three-hour parking for residents.
The idea there will be different status for residents of this town and Town administration would ultimately control the granting of this status – the random or complaint-based audit – is just wrong. How long before the random audit becomes a tool to get back at a neighbour through a complaint or a method to enhance property tax revenue?
For a Town council that supposedly prides itself on its inclusivity and being welcome to all, this program certainly puts that claim to shame.
Don. G. L. Rees
Canmore
