Property Tax & Assessment FAQ

Why did my property taxes go up if my property value went down? A: Property taxes are based on two factors:

• Your assessed property value (set independently by a provincial-certified assessor, based on market data)

• The tax rate (mill rate) set by Council to fund local services
  

Even if your property value decreases, your taxes can go up if: ·       Even if your property value goes down, your tax bill can still increase if the Village’s total assessed property values drop overall. That’s because the Village still needs to collect enough revenue to fund core services like water, roads, snow removal, and emergency response. When total property assessments decline, the mill rate (tax rate) has to increase to ensure those services continue — which can mean higher tax bills even if your property value went down  

·       To raise the same amount of revenue from a smaller tax base, the mill rate (tax rate) must increase, which can result in higher tax bills even on lower assessments.

Who sets my property’s assessed value?

A: Assessments are done by a licensed independent assessor, not by Village staff. Assessments reflect market value as of July 1 of the previous year, using provincial rules.

If you disagree with your assessment, you can:

• Request a detailed property report under MGA Section 299

• File a formal complaint with the Assessment Review Board before the appeal deadline
  

Why is the mill rate increasing?

A: When the total assessed value of the Village declines, the mill rate must go up to collect the same revenue to fund essential services. We are seeing assessment declines across the Village of Berwyn, but costs for maintenance, policing, and infrastructure continue to rise.

What does the Village use tax revenue for?

A: Property taxes fund essential local services, including:

• Snow removal and road grading

• Water and sewer infrastructure

• Garbage collection

• Policing and fire protection

• Street lighting, sidewalks, and parks

• Capital reserve contributions for long-term repairs

Local taxes aren't used for large and costly projects; most capital improvements, such as signage or park upgrades, rely partly or fully on grants.

Can I get help if I’m struggling to pay my taxes?

A: Yes. Please contact the Village Office to discuss:

• Monthly installment payment plans

• Pre-authorized debit options

The earlier you speak with us, the more we can help.

I heard there was a new sign and park — is that why taxes went up?

A: Capital projects like signs or park upgrades are budgeted in advance and typically funded through a mix of grants and reserves, not through large tax increases. The Village remains committed to responsible spending and public accountability.

Why do taxes in other municipalities seem lower?

A: Every municipality is different. Factors can include:

• Size of the tax base (Berwyn has fewer ratepayers)

• Services provided directly vs. contracted

• Provincial requisitions (e.g. policing, ASFF etc.)

• Age of infrastructure (older systems need more repairs)

Comparing raw tax bills doesn’t show the full picture.

What is the Village doing to keep taxes low?

A: We understand how hard rising costs can be, and the Village has taken several steps to control spending while maintaining essential services:

• Reduced staffing: One full-time position was converted to part-time to lower long-term salary costs.

• Arena decommissioned: Due to unaffordable repair costs for the ice plant ($100,000–$150,000), the arena was decommissioned — reducing utility, insurance, and maintenance expenses.

• Pursuing grants: We continually and persistently pursue external funding to avoid using tax dollars. For example:

i)      We secured the SCOP grant to support infrastructure planning and AI automation — allowing us to modernize services without straining the operating budget.

ii)    The Village is actively working to reduce long-term tax pressure. We initiated application for an ACP grant to support a 10-year Capital Plan, which will give Berwyn a clear infrastructure roadmap. This will help us invest smarter, reduce emergency repair costs, and ensure long-term sustainability without overburdening taxpayers.

Why is the Village using reserves or savings instead of lowering taxes?

A: Over the past two years, Council has made difficult decisions to reduce expenses in order to keep tax increases minimal. This included:

• A $65,000 reduction of reserves to the operating budget in 2024

• A further $100,000 reduction of reserves in 2025

• These cuts affected staffing, equipment replacement, and facility operations like the arena.

• However, despite these reductions, the Village is currently carrying a high level of outstanding property taxes $737,491 to date and utility bills $12,137, which impacts cash flow. This shortfall has required the use of savings (reserves) to maintain essential services.

• We encourage all ratepayers with outstanding balances to contact the office for flexible payment plans. The sooner accounts are brought current, the less financial strain on Village operations — which ultimately helps everyone.
  

How can I get involved or voice concerns?

A: We welcome feedback. You can:

• Attend Council meetings (public participation is encouraged)

• Contact the Village Office for info or a 1-on-1 explanation

• Join next budget meeting (falls December – April)

• Email your comments or questions to: cao@berwyn.ca
  

Last Updated: July 25, 2025

Contact: Village Office – 780-338-3922 | cao@berwyn.ca