Residential property assessment values increased by 9.5 per cent in Queens County over last year. (Rick Conrad photo)

Nova Scotians should start getting their 2025 property assessments in the mail this week.

Annual notices were being mailed out on Monday, according to the Property Valuation Services Corporation.

It appears assessed house values have cooled a bit from the year before. Overall, total residential assessments in Nova Scotia increased by just over 11 per cent, or $16.1 billion. The value of residential properties in Queens County rose by 9.5 per cent, or $189.3 million.

2024 residential assessments rose by 25 per cent in Queens County, and by 19.6 per cent in Nova Scotia as a whole.

Overall, Nova Scotia commercial property assessments rose by 2.79 per cent, compared to 9.32 per cent the year before.

The independent, non-profit body says 2025 assessments are based on sales and financial data and reflect a market value as of Jan. 1, 2024, and the physical state of properties as of Dec. 1, 2024, including new construction, renovations, demolitions, and impacts from natural disasters.

Municipalities received the assessment roll for their region in mid-December.

Jeff Caddell, director of valuation standards for the Property Valuation Services Corporation, told QCCR on Monday that the residential market cooled in 2023 after the Covid boom, but then rebounded later in the year.

“There was still lots of demand for properties, and a lower supply of properties on the market than we had in previous years. And we saw interest rates starting to creep up in 2023 before stabilizing in the later half of 2023.”

Caddell said they’re beginning to analyze sales data from 2024 now, so it’s too early to know whether there’s any kind of trend.

“We’re monitoring those sales coming in now. It’s hard to say what the trend will be going through 2024.”

This year’s rate for the Capped Assessment Program is 1.5 per cent, the Consumer Price Index for Nova Scotia.

The CAP limits the annual increase in taxable assessment for eligible properties to no more than the annual inflation rate. About two-thirds of residential properties qualify for the CAP in 2025.

People are getting their assessment notices, just as the Nova Scotia government approved changes to limit the capped assessment value of homes rebuilt after the wildfires in 2023.

Premier Tim Houston announced in a news release Friday that people who have rebuilt homes destroyed in the wildfires in Halifax and Shelburne counties won’t see an increase in their capped assessment.

Caddell says assessors are happy to answer people’s questions about their property. 

“There’s lots of property owners that contact us each year and it’s a great opportunity to engage with the property owner and talk about the market in their area, talk about their property specifically. If we can help somebody better understand the process, then we’re pleased with that.”

Residential and commercial property owners have until Feb. 13 to appeal their assessments. 

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Region of Queens councillors Jack Fancy, David Brown and Vicki Amirault in a file photo. (Rick Conrad)

The Region of Queens plans to increase the income threshold for people eligible for the low-income property tax exemption.

As part of budget discussions on Tuesday, District 6 Coun. David Brown asked council to consider increasing the income brackets for those eligible for the tax break.

“We know there’s been a lot of inflation this year and the consumer price index went up 3.4 per cent,” Brown said.

“We end up with bracket creep. I know some people are getting small raises in their pensions, small raises in the EI rate, and minimum wage that could price them out of that benefit. So we could be clawing back what little benefit they gained out of inflation.”

Property owners with a household income of $20,000 a year or less are eligible for a maximum $400 tax exemption. Those who make between $20,000 and $25,000 get up to $350, and those making between $25,000 and $30,000 get as much as a $300 break.

The revised income amounts would add $5,000 to each of those brackets. So the lowest income bracket would now be up to $25,000, and then $25,001 to $30,000 and $30,001 to $35,000. The tax exemption amounts would not change.

Brown originally wanted council to increase the income brackets by the same rate as inflation. That would have added about $680 to the lowest income group and about $1,000 to the highest.

But District 3 Coun. Maddie Charlton said council should increase the top bracket by $5,000. She said the Municipality of the District of Lunenburg recently changed its low-income tax exemption to give people a 14 per cent boost in savings on their property taxes.

“I think upping that to the $35,000 is more than reasonable and helps those who need it the most,” Charlton said.

Council decided to increase each income category by $5,000.

“We’re talking about the lowest (paid) and the poorest in our society who need the most help from us,” Brown said. “And it’s a small amount of money to be able to help those who need it the most. I think it’s something we should do.”

The region originally set aside $125,000 for the low-income tax exemption in their 2024/25 budget. CAO Cody Joudry said staff would add another $10,000 for it in the budget. 

The increase will be funded from the municipality’s accumulated surplus special operating reserve fund, which sits at just over $10 million.

Council is holding a special meeting on Monday at 9 a.m. at the region’s offices to vote on the final budget.

Email: rickconradqccr@gmail.com

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Photo Ed Halverson

The Region of Queens has passed a $44 million dollar budget without raising taxes.

The budget includes $27.3 million for operations, $14.4 million for capital projects, $1.7 million to operate Hillsview Acres long term care home and $798,000 for the water utility.

Residential property tax rates for 2023/24 have been set at a base of $1.07 for Districts 1-12 and $1.92 for district 13 per $100 of assessment.

Commercial rates have been set at $2.17 in Districts 1-12 and $3.02 in District 13 per $100 of assessment.

Those rates can vary depending on if a resident or business is in a zone that applies a premium to connect to municipal services or charges an area rate to fund the efforts of community organizations.

In an unusual move, council members voted to take $442,835 from their surplus account to balance the operational budget and avoid raising taxes.

Mayor Darlene Norman is worried that decision may come back to bite them next year.

“This has to be a one-time only thing. That $433,000 represents a four-cent tax rate increase,” said Norman. “Council chose not to do a four-cent tax rate increase and instead we’ve taken that operational money out of surplus. These operational costs do not go away, and they will be here next year.”

Norman is concerned pulling money from reserves to cover the operational costs this year just moves the problem into next year’s budget.

“When you’re not bringing in enough revenue to balance your expenses and you have to cut into side money, then are you really balancing your revenue with your expenses?” said Norman.

On the capital side of the budget, residents have a few big-ticket items to look forward to in 2023/24.

Some projects are ongoing such as the $3 million that has been set aside for the construction of a new library to replace the aging Thomas H Raddall in Liverpool.

The municipality is still trying to iron out a plan for the construction of a new outdoor pool.

Two million has been allocated from the Region to be added to the $3 million private donation to fund the pool’s construction.

A project manager has been hired to see if those two projects can be tied together and built alongside Queens Place Emera Centre.

The Region is also setting aside money for a couple of studies: one will look at extending the water infrastructure around Mt Pleasant for $137,000; another will see the municipality spend $175,000 to explore the possibility of moving the sidewalk to the outside of the bridge in Liverpool.

The budget also made clear the Region’s expenses are on the rise.

Policing costs for RCMP are up $200,000.

Queens also needs to increase the amount being placed in reserve for the eventual closure of the municipal landfill.

The landfill cell currently in use is scheduled to close  in 10 years and a new one opened in its place.*

The initial estimate for that effort was originally pegged at $8.5 million but as prices have continued to rise that estimate is now closer to $19 million, three times the original amount.

*An earlier version of this story indicated the landfill was set to close in ten years. Mayor Norman has clarified she meant to indicate the cell was closing, to be replaced by opening another.

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The proposed site for the new library at Queens Place lies at the end of the driveway beside the sledding hill. Photo Ed Halverson

Members of the Astor theatre want permission to pursue grants for a new air conditioning system and councillors are concerned about ballooning costs for the new library at Queens place.

The late additions made for an exciting agenda at Tuesday’s Region of Queens council meeting.

The meeting got underway with presentations from the property valuation services corporation or PVSC. The organization explained how they assess properties before providing that information to municipalities to use when collecting property tax.

The next presentation was an update from the recreation and healthy communities department.

During the public comment portion of the meeting, members of the Astor Theatre made their case for why they want permission to install air conditioning. They say climate change has led to uncomfortably high temperatures during the summer months making the space an unsafe work environment. Because the Astor Theatre is a tenant in the Town Hall Arts and Cultural Centre, they need permission from the municipality to make any changes.

During the recommendation portion of the agenda councillors approved the placement, design, and size of the new outdoor pool which is proposed to be built alongside Queens Place. Council also took the extraordinary step of allowing the pool committee to research and write grants on behalf of the municipality. Grants will still need to be reviewed, approved and submitted by municipal staff.

A study on the feasibility of servicing two new proposed subdivisions in Mount Pleasant will go ahead. Councillors approved spending up to $21,000 for CBCL engineering to undertake a six-week study to determine if there is the capacity to handle water and wastewater flow and demand to the proposed developments. The results of that study are expected to come back to council sometime in April.

Next, councillors debated and ultimately approved the Astor Theatre’s request to apply for grants to install air conditioning. We’ll have more on this story in the coming days.

Eight items were on the agenda for the discussion portion of the meeting.

Council received updates on their implementation report and a financial review for the third quarter.

The province of Nova Scotia is conducting an economic study on the ferry service from Maine to Nova Scotia and approached municipalities in southern Nova Scotia for feedback on the evaluation criteria.

Council was informed environmental documents pertaining to the Mersey River wind farm project can be viewed at the regional administration office and the Thomas Raddall library. The project includes plans to install 35 wind turbines on the site.

Council then discussed property tax exemptions and set a date of March 3rd to begin discussing their 2023-24 budget.

The South Queens Chamber of Commerce asked the Region to assume responsibility for the hanging flower baskets on display on posts in Liverpool. Council discussed taking on the project but determined in fairness, it should be expanded to include Caledonia as well. Staff will investigate the specifics of the request and bring a report back to council.

Finally, council discussed the construction of the new library at Queens Place.

Around the table councillors say they’ve been hearing concerns from residents that the Region has not looked for other sources of funding for the project. Some also feel the location at Queens Place was misrepresented as the best option.

Councillors who had opposed siting the new library at Queens Place dropped their opposition when they believed it would be the most cost-effective option. During the discussion it was revealed the construction of the road and other infrastructure leading to the library could add over $900,000 to the cost.

Council will be looking for staff to provide more information and a clearer accounting of all costs when the library is brought back for discussion at the next meeting.

That meeting will take place Tuesday February 28th at 6:00 PM in council chambers.

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Region of Queens Administration Building. Photo Ed Halverson

Tax decreases across Queens highlight this year’s budget.

At the most recent Region of Queens Council meeting a budget was tabled containing a three cent per $100 assessment drop for residential and commercial property owners in Queens.

Properties in Liverpool will now pay $1.93 per $100 residential and $3.03 per $100 commercial rates.

Outside Liverpool the amounts range from $1.07 residential to $2.17 commercial unless the property is in Brooklyn.

Property owners there add six cents to cover a four and a half cent area rate for the recreation centre and one and a half cents for the cemetery.

Mayor Darlene Norman says following an increase in assessments council wanted to provide some relief to property owners.

“Assessments went up somewhat and the council and staff that there’s a lot of things that happened last year and they weren’t going to happen again but yet there’s room for new things and with the increase we were able to put forward a progressive budget,” said Norman.

An area that saw a dramatic increase was water bills.

Council had already approved a base rate increase of 19 percent and 33 percent for consumption over the next three years.

Norman says the first water rate increase in 18 years will bring the municipality in line with what comparable regions across the province are charging.

“The water people who did our study for the UARB (Nova Scotia Utility and Revue Board), said good municipalities have, every year or every so many years, just a little slight increase so you don’t get something like this happening,” said Norman.

The Queens Community Aquatic Society made a presentation to council regarding the construction of a new outdoor pool.

Norman says council will take time to review those materials before deciding how or if they will move ahead with the proposal.

Later in the agenda council voted to repeal the Region’s vaccine mandate policy to align with the recently lifted provincial COVID restrictions.

They also discussed the composition of the steering team who will lead the development of the new library.

The six-member group will include two people from South Shore Public Libraries, two members of the library board and two library users.

A request from the Queens County Historical Society to repaint two prominent murals located on buildings in Liverpool will come back for discussion at the next council meeting.

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