BC Assessment appeal deadlines for 2027

BC assessment appeals run on a fixed annual calendar. For the 2027 assessment roll, the two dates that matter are the complaint deadline of Monday, February 1, 2027 and the appeal board deadline of April 30, 2027. This guide lays out the full season so you know what happens when, and what to do at each point.

When do 2027 assessment notices arrive?

BC Assessment mails assessment notices at the end of December, so notices for the 2027 roll go out around December 31, 2026 and land in early January 2027. Watch your mailbox in the first week of January and review your value as soon as it arrives.

BC Assessment’s key dates confirm that assessment rolls and notices are mailed to owners around December 31. The value on that notice reflects your property as of July 1, 2026, with condition fixed at October 31, 2026, so it is a snapshot from months earlier. Our guide on why your assessment does not match your market value explains why that timing matters when you review the number.

Commercial owners have an earlier opportunity too. In the fall, before the roll closes and notices are mailed, BC Assessment can adjust a value administratively. Our guide on the pre-roll review for BC commercial property explains that fall window, which comes months before the January complaint deadline.

When is the 2027 PARP complaint deadline?

The complaint deadline for the 2027 roll is Monday, February 1, 2027. The statutory date is January 31, but January 31, 2027 falls on a Sunday, so the deadline rolls forward to the next business day. Filing with the Property Assessment Review Panel is free.

The Province states that all complaints must be filed directly with BC Assessment by January 31, and BC Assessment applies the next-business-day rule when that date falls on a weekend. You can file online through the appeals section of BC Assessment’s website. Before you file, it is worth calling BC Assessment: many concerns are resolved by talking to staff, without a formal complaint at all. For the full step-by-step, see how to appeal your BC Assessment.

The January 31 date is not a BC Assessment policy that could change; it is written into law. The Assessment Act establishes the review panel process and the annual complaint window, so the deadline holds year after year. That is why the calendar is so predictable: notices in late December, complaints by the end of January, panels through the late winter. Knowing the dates are statutory is a good reason to plan around them rather than hope for an extension, because there is no discretion to grant one for a missed complaint.

Do not wait until the last week. The complaint window is only about a month, and it overlaps with the holidays and the start of the year, so it disappears quickly. Filing early gives you time to talk to BC Assessment first, gather the evidence that supports a different value, and file a clean complaint rather than a rushed one. The complaint itself is short and free, so there is no reason to leave it to the final days. If you are still deciding whether the value is worth challenging at all, our guide on whether you should appeal walks through the signals worth acting on.

When is the 2027 PAAB deadline?

If the review panel decision does not resolve your concern, you can appeal to the Property Assessment Appeal Board by April 30, 2027. This is the independent second level. There is a filing fee per folio, and most appeals are decided on written submissions.

The Board confirms the April 30 filing deadline and the fee of $30 per folio for residential and $300 per folio for commercial and industrial property. You can only reach this level after going through the review panel first, so the January complaint is the gateway to everything that follows. To understand how the two levels differ, read PARP vs PAAB.

April 30 is the deadline to file, not the day your appeal is decided. Once an appeal is with the board, it runs on the board’s own schedule, which can stretch across the year. The board typically works through an appeal management conference or online dispute resolution first, then a settlement conference, and only holds a hearing if the matter does not settle. The Board’s overview of the appeal process lays out those stages. So while the filing deadline is fixed, the resolution date is not, and a commercial appeal in particular can take months to work through.

There is a practical link between the two deadlines. If you skip the January complaint, you have no route to the April board deadline at all, because the Board only hears matters that have already been through the review panel. So even if you expect a dispute to be settled quickly, the January complaint is what keeps the second level open in case the panel does not resolve it. Treat April 30 as a backstop, and January as the date that protects your options.

What happens if you miss both deadlines?

If you miss the January complaint deadline, you generally cannot appeal that year’s assessment through the panel, and without a panel complaint you cannot reach the appeal board either. Late complaints are out of scope. The value stands for the year, and your next opportunity is the following roll.

There is one honest exception worth knowing: BC Assessment can still correct a clear factual error outside the formal process at any time, so if a genuine mistake in size, class, or ownership surfaces after the deadline, call them. That is not an appeal, and there is no guarantee, but a real error is often fixable. For most disagreements, though, the calendar is firm, so treat the January date as the one that decides your year.

It is also worth being realistic about what a missed year costs. Your assessment resets every year, so a value you disagree with in 2027 does not lock you in permanently: you get a fresh notice and a fresh complaint window for the 2028 roll. A missed deadline is a missed opportunity for one year, not a permanent loss. That said, if the value is materially too high, one year of overpayment can be significant, which is why acting within the window is the better path when the evidence supports it.

When should commercial owners act before the January window?

For commercial and industrial property, the most useful date is often not on the January calendar at all. In the fall, before the roll closes at the end of December and notices are mailed, BC Assessment can still adjust a value administratively. That fall window has no complaint, no fee, and no panel, and it happens months before the January 31 deadline that most owners think of as the start of the season.

Acting early matters because the value on your January notice is the product of assumptions BC Assessment made through the year: assumed rents, vacancy, and a capitalization rate for income property. If those assumptions are corrected in the fall, the notice arrives closer to right, and you may not need a complaint at all. Our guide on the pre-roll review explains that window in detail, and how BC Assessment values commercial property shows where the assumptions tend to drift. If you own commercial property, the practical calendar starts in the fall, not in January.

What does the full appeal season look like?

The season runs from late December through the spring. Notices mail at the end of December, complaints are due by the end of January, review panels sit through February and into mid-March, and the appeal board deadline is April 30. The table below maps the 2027 cycle.