Your 2027 BC Assessment notice: check it before January 31
A note from me: I’m Bronson Job, a REALTOR® (PREC) with Momentum Realty Inc., so I earn a commission when I help someone buy or sell. These guides are general information, not advice on your specific situation, and I take no payment from any third party named in them. How I verify.
BC Assessment mails assessment notices in early January. The number on yours is the base for your share of the year’s property tax. An owner who thinks the number is wrong can file a Notice of Complaint with BC Assessment by January 31.
Bronson Job PREC, REALTOR® with Momentum Realty Inc., offers a free assessment review to owners in Langley and Fort Langley. It is a market evaluation by a licensed REALTOR®, not an appraisal. The owner files the complaint and makes every decision.
What the notice number means
The assessed value is a tax number, not a sale price. Taxing authorities use it to divide property tax between owners. It does not say what a buyer would pay today. What’s my home worth? explains the gap.
BC Assessment does not accept a big percentage rise as a reason to complain. What it accepts is evidence that the value, the facts or the classification are wrong.
How to tell if yours is off
Check the facts on the notice
Read the lot size, the floor area, the bedrooms and bathrooms, the year built, the condition, the property class and any exemptions. A wrong fact is an error BC Assessment can correct. If its staff agree, the correction needs no hearing.
Know what date the value belongs to
The value is the market value on July 1, 2026, with the home in the condition it has on October 31, 2026. Sales after July 1 do not set it. A renovation finished by October 31 is valued as if it stood on July 1.
Test it against public sales nearby
BC Assessment’s free Assessment Search shows the assessed values of similar properties. It also shows their selling prices. A home assessed well above similar homes that sold around July 1 is the case worth a closer look.
Dates that matter
| When | What happens |
|---|---|
| Early January | Assessment notices arrive by mail. The 2026 notices were mailed in early January 2026. |
| January 31 | Last day to file a Notice of Complaint with BC Assessment. January 31, 2027 is a Sunday. When that happens BC Assessment has extended it to the next business day, so check bcassessment.ca. |
| Early February to March 15 | Property Assessment Review Panels hear complaints, on business days. A hearing usually lasts 30 minutes. |
| April 30 | Last day to appeal a panel decision to the Property Assessment Appeal Board. The panel must have heard the complaint first. |
Sources: Assessment Act ss.33, 35 and 50 and BC Assessment appeals, read October 13, 2026.
How to file
- Contact BC Assessment first. Call 1-866-825-8322 or use the local office number on your notice. Many concerns are settled in that conversation, outside the formal process.
- File the Notice of Complaint with BC Assessment. Use the form on the BC Assessment appeals page, or write to your local office. Do not send it to the panel; a complaint filed there is not valid. State your reason, and give the roll number and property description from the notice, your name, mailing address and daytime phone, and whether you own the property.
- Build your evidence. The burden of proof is yours. Comparable sales are the usual evidence. BC Assessment’s complaint guide shows how to make a comparable sales spreadsheet from Assessment Search, and evidence is uploaded online at least one day before the hearing.
- Attend the hearing. The usual method is a conference call. You receive a Notice of Hearing, then phone the local office to book a time. You will likely present first, for about 6 to 10 minutes. BC Assessment responds. The panel considers market value only.
- Read the decision. The assessor delivers it before April 7. If you disagree, you can appeal to the Property Assessment Appeal Board by April 30.
Source: BC Assessment complaint guide and Assessment Act ss.33, 40, 41 and 50.
Bronson Job PREC, Momentum Realty Inc.
The review is a market evaluation by a licensed REALTOR®, not an appraisal. The owner decides whether to file and files the complaint.
What the review includes
- Reading your notice with you.
- Checking the property facts on it against your home.
- Preparing a market evaluation. Anything you file with it draws on public sale records: BC Assessment’s own sales and Land Title registrations.
What it is not
- It is not an appraisal.
- It does not file the complaint for you.
- It does not promise a result. Results depend on the evidence.
Who it is for
Owners in Langley and Fort Langley, and past clients and their families.
What it costs
Nothing. You are under no obligation to list or to hire anyone. A commission is earned only if you later buy or sell through Momentum Realty Inc.
One outcome, and what it does not mean
In 2026, after a free review from Bronson Job, the Property Assessment Review Panel cut the assessment of a Fraser Heights estate from $6,910,000 to $5,680,000. That is a reduction of $1,230,000, or 18%. Results depend on the evidence. A complaint can also end with the assessment unchanged, and one outcome says nothing about yours.
I’m Bronson Job, a REALTOR® with Momentum Realty Inc. I grew up in Langley and live in Fort Langley. I read every message myself and usually reply the same day.
Free assessment review
Request a free assessment review
From Bronson Job PREC, REALTOR® (Momentum Realty Inc.). No fee and no obligation. Topic: Assessment review request.
Common questions about the notice and the complaint
What is the deadline for a Notice of Complaint?
January 31. When it falls on a weekend, BC Assessment has moved it to the next business day: for the 2026 roll it was Monday, February 2. January 31, 2027 is a Sunday, so check bcassessment.ca in January. A late complaint can be declared invalid. Source: Assessment Act s.33(2) and the BC Assessment appeals page.Can I complain because my assessment went up a lot?
Not on that alone. BC Assessment does not accept the size of the change as a reason. The grounds are an error in the land or buildings, a value that is not actual value, a wrong property class, or a wrong exemption. So a complaint needs evidence about your home, not about the percentage. Source: Assessment Act s.32(1) and the BC Assessment complaint guide.Who files the complaint?
The owner files it with BC Assessment, or an agent the owner names on the form. A complaint filed with the panel itself is not valid. So the decision to file, and what to claim, stays with the owner. Source: Province of British Columbia, Property Assessment Review Panels and the BC Assessment complaint guide.What does the Property Assessment Review Panel decide?
It decides market value only, in a hearing that usually lasts 30 minutes. The owner carries the burden of proof, so the evidence brought to the hearing is what the panel has to work with. Source: BC Assessment complaint guide and Assessment Act s.40.What if the panel does not change my assessment?
The next level is the Property Assessment Appeal Board. The notice of appeal and the fee are due by April 30 after the panel sits, and a complaint to the panel must come first. So the appeal window opens only after the panel has decided. Source: Assessment Act s.50 and the BC Assessment appeals page.Is the free assessment review a formal valuation?
No. It is a market evaluation by a licensed REALTOR®, not an appraisal. Anything you file draws on public sale records. The panel decides how much weight any evidence carries, and the owner has to present it. So the review informs a complaint; it does not replace the owner’s case. Source: BC Assessment complaint guide, step 4.
Keep reading
- What’s my home worth? — why the assessment is a tax number, not a price
- Selling your home — the whole sale, start to finish
- Market Insights — Lower Mainland prices as they move
- BC Property Transfer Tax — the other tax figure tied to value
Verified sources (3)· re-verified Oct 13, 2026Show sources
Every claim on this page is sourced to a primary government, regulator, or industry-association URL. We re-verify quarterly; the verification dates below show when each source was last confirmed against the live government page.
- BC Governmentretrieved Oct 13, 2026Assessment Act, Revised Statutes of British Columbia 1996, c. 20, ss. 32 and 33 (current to 2026-10-06)https://www.bclaws.gov.bc.ca/civix/document/id/complete/statreg/96020_01
Effective date is the 1996 Revised Statutes consolidation; the sections were read as current on the retrieval date.
- BC Assessmentretrieved Oct 13, 2026Appeals: the 2026 deadline moved to February 2, 2026 because January 31 fell on a weekendhttps://info.bcassessment.ca/Services-products/appeals
- BC Assessmentretrieved Oct 13, 2026Review panel complaint guide: required contents; percent change is not a valid reasonhttps://info.bcassessment.ca/services-products/appeals/Appeal-Guide
bc.assessment.complaint_deadline · v1View in Codex →Verified sources (2)· re-verified Oct 13, 2026Show sources
Every claim on this page is sourced to a primary government, regulator, or industry-association URL. We re-verify quarterly; the verification dates below show when each source was last confirmed against the live government page.
- BC Governmentretrieved Oct 13, 2026Assessment Act, Revised Statutes of British Columbia 1996, c. 20, s. 18 (current to 2026-10-06)https://www.bclaws.gov.bc.ca/civix/document/id/complete/statreg/96020_01
Effective date is the 1996 Revised Statutes consolidation; the sections were read as current on the retrieval date.
- BC Assessmentretrieved Oct 13, 2026The notice shows market value as of July 1 of the previous yearhttps://info.bcassessment.ca/services-products/appeals/Appeal-Guide
bc.assessment.valuation_basis · v1View in Codex →Verified sources (3)· re-verified Oct 13, 2026Show sources
Every claim on this page is sourced to a primary government, regulator, or industry-association URL. We re-verify quarterly; the verification dates below show when each source was last confirmed against the live government page.
- BC Assessmentretrieved Oct 13, 2026About complaints: hearings on business days between February and March 15https://info.bcassessment.ca/services-products/appeals/About-appeals
- BC Assessmentretrieved Oct 13, 2026Review panel complaint guide: 30-minute hearing, burden of proof, market value only, notices mailed early January 2026https://info.bcassessment.ca/services-products/appeals/Appeal-Guide
- BC Governmentretrieved Oct 13, 2026Assessment Act, Revised Statutes of British Columbia 1996, c. 20, ss. 35, 37 and 40 (current to 2026-10-06)https://www.bclaws.gov.bc.ca/civix/document/id/complete/statreg/96020_01
Effective date is the 1996 Revised Statutes consolidation; the sections were read as current on the retrieval date.
bc.assessment.review_panel · v1View in Codex →Verified sources (2)· re-verified Oct 13, 2026Show sources
Every claim on this page is sourced to a primary government, regulator, or industry-association URL. We re-verify quarterly; the verification dates below show when each source was last confirmed against the live government page.
- BC Governmentretrieved Oct 13, 2026Assessment Act, Revised Statutes of British Columbia 1996, c. 20, s. 50 (current to 2026-10-06)https://www.bclaws.gov.bc.ca/civix/document/id/complete/statreg/96020_01
Effective date is the 1996 Revised Statutes consolidation; the sections were read as current on the retrieval date.
- BC Assessmentretrieved Oct 13, 2026Appeals: the deadline to file with the Appeal Board is April 30 each year; file with the review panel firsthttps://info.bcassessment.ca/Services-products/appeals
bc.assessment.appeal_board_deadline · v1View in Codex →