For years, derelict properties in Edmonton were left unchecked and unaccountable, draining city resources and threatening the safety and security of our communities.
Over the last three years, we’ve taken a stronger, more focused approach to combat problem properties, and it's working. We’re holding property owners accountable and turning neglected spaces into safer, more vibrant neighbourhoods.
For a number of communities in Ward Métis, these properties have been a nightmare for years, sometimes decades, and in 2020, the issue started spiralling out of control. Between November 2020 and October 2021, there were 429 fires related events in central and core neighbourhoods, many linked to arsons associated with derelict, problem properties.
Not only do these properties cost millions in bylaw and emergency response calls, they threaten the safety and wellbeing of our neighbourhoods. People were losing sleep because of derelict problem properties next door. Communities were asking for help and advocating for change.
That’s why, the first motion I made as a Councillor was to take a stronger, comprehensive approach to derelict problem properties.
Since then, Council has supported:
Funding and approving the Problem Properties Initiative
Standing up a Centralized Problem Property Office responsible for administering the Problem Property Initiative
Creating a new Community Property Safety Team that proactively secures high risk properties at the owners expense
Introducing Canada’s first Derelict Tax Subclass, charging derelict property owners in mature areas three times the regular residential tax rate
Together, these actions are helping us hold property owners accountable for the costs and consequences these properties have on our neighbourhoods.
And now, we’re going further by expanding the derelict tax subclass citywide, and exploring additional tools to tackle derelict commercial properties, and vacant land. Let’s take a look at the results over the last year…
Revamping Tax Policy to Revitalize Communities
On January 22, 2025, Council received a report outlining the results of the first year for Edmonton’s new Derelict Residential Subclass. For the 2024 tax year, vacant and derelict properties in Edmonton’s Mature Neighbourhoods were charged 3 times the standard residential tax rate.
Note that these properties do not simply have shabby appearances and overgrown grass, they are deserted or abandoned, partially or fully boarded up, unfit for habitation, vacant, or abandoned partway through construction or demolition.
Of the 202 properties that were identified as derelict on January 1st, 2024:
54 were demolished
48 were sold
8 were remediated to livable conditions
$575,000 in additional tax was levied on derelict property owners
Only 140 remained derelict as of January 1, 2025
Survey data shows over 90% of Edmontonians believe we need to take action on derelict properties and that people are overwhelmingly supportive of this approach.
The numbers paint a very clear picture: This policy is strongly encouraging derelict property owners to clean up or sell to someone who will. This approach is influencing the behaviour of derelict property owners, and improving safety and liveability in our communities.
I am also pleased to know that the subclass is mitigating the costs of bylaw, 311 complaints, and emergency services associated with these properties that were effectively unrecoverable. Just 31 problem properties generated over $1.3 million dollars in costs between 2017 and 2020. This subclass is helping to address hundreds of similar properties.
The subclass is also about efficient municipal service delivery. With net positive revenue of $184,000, it's excellent to see that this policy generates more than it cost to set up and operate. It’s reducing costs to taxpayers, and increasing costs on speculators and property owners who have been letting properties deteriorate in our communities.
Problem Properties Initiative
Unsecured vacant buildings are a major safety risk - both for people living near them, and the emergency responders who risk their lives responding to them. Fires in unsecured vacant properties were identified through Edmonton Fire Rescue Services Community Risk Assessment as the most dangerous fire problem facing Edmontonians and firefighters.
In April 2022, City Council approved the Community Property Safety Team pilot. In 2023, we made it permanent. You can read a case study on the pilot here.
Working with the Problem Properties Team, the Residential Inspection Safety Compliance Team, and the Demolition Assessment & Response Committee, the Community Property Safety Team escalates consequences for repeated offenders, requiring boarding, fencing, and security, all the way to demolition. Importantly, this escalated enforcment is all at the owner’s expense, charged to their tax roll.
Problem Property Initiative highlights include:
4,902 Inspections
731 Tickets Issued
987 Enforcement Orders (Board, Remediate, Demo)
270 structures were voluntarily demolished by their owners.
31% reduction in inner city structure fires
It’s exciting to see such promising results being delivered in our communities. Now it's time to build on that momentum.
Up Next: Addressing Derelict Commercial Properties and Vacant Land
When I talk to residents and businesses about the work we are doing on derelict problem properties, I am often asked when they can expect to see stronger action applied to vacant and derelict commercial properties as well.
That’s exactly what we are working towards now.
In preparation for the Derelict Residential Tax Subclass update, I drafted several motions to continue this work. I was thankful to collaborate with the Mayor and Councillor Tang who brought them forward at Executive Committee, where they were unanimously supported.
Let’s talk about what these motions will do.
Implement a City-wide Derelict Residential Subclass
That administration return with an unfunded service package to expand the derelict residential tax subclass city-wide.
This one is very straightforward. Right now the existing subclass only applies to Edmonton’s Mature Area. This motion will expand it to apply City-wide, building on existing work. It is expected that this will be ready for 2027.
Developing an Implementation Strategy for a Derelict Non-residential Tax Subclass
That administration return with an implementation strategy for a derelict non-residential tax subclass including but not limited to:
Metrics on the prevalence of derelict non-residential properties;
Draft methodology for deeming properties "unoccupied" that have not been actively used for their intended use for 12 consecutive months, based on objective criteria, such as: utility consumption levels; active business licenses or permits; physical signs of disrepair or neglect; lack of visible occupation; and failure of owners to provide evidence of active use or occupation within a defined time frame after notice;
Potential exemptions for properties undergoing renovations, seasonal closures, or other temporary non-use;
Prorated tax forgiveness for remediated derelict properties;
A proposed maximum tax rate; and
Resource requirements and timeline for implementation.
This motion will lay the groundwork and basis for the implementation of a new subclass that will apply to derelict non-residential (commercial) property. A fair amount of work has to happen to get us there.
This motion will allow us to better understand the scale of the issue we are facing, and develop a methodology for deeming properties unoccupied. As this would be the first subclass of its kind in Alberta, there is no clear interpretation for defining non-residential properties “occupied” outside of the enabling legislation. The motion also allows us to consider exemptions where practical explanations for unused land may exist. It will explore incentivizing property owners to clean up by offering tax forgiveness for remediated derelict properties.
Finally, this motion would help us identify the maximum tax rate we can charge on abandoned buildings across Edmonton in business districts and industrial areas, as well as resourcing information to evaluate the costs and benefits of implementing a non-residential subclass.
3. Vacant Properties
That administration bring back a report with options to address vacant, unimproved residential and non-residential properties, including but not limited to policy tools, tax mechanisms and subclassing, and advocacy opportunities to discourage speculative land holding and prolonged vacancies, while encouraging timely development and productive use of land in Edmonton’s Redeveloping Area.
We need to be making better use of vacant land in the existing city. People point to vast swaths of undeveloped land throughout the central city where we should put new housing and businesses. Whether it’s a vacant block in Downtown, or an empty lot next door, Edmontonians recognize these as lost opportunities.
By and large there is agreement from all sides that we should be trying to encourage land that has sat vacant for decades to be developed so that we can stop sprawl, increase our efficiency, and provide more centrally located housing and business opportunities.
This motion will allow us to explore tools to address chronic land speculation so that we can tilt the scales back in favour of our communities. There are a number of questions that need to be answered before we can advance specific reforms, but this remains an area of interest and opportunity.
From Neglected Lots to Vibrant Blocks
Safe and liveable neighbourhoods are the foundation of healthy and thriving communities. I am thrilled to see the City of Edmonton leading the way on tackling the issue of derelict problem properties, with positive momentum growing as we move forward to the next phase. Other cities are even taking note!
Thank you to the community leaders who have been advocating and collaborating with us on this important work, and to city administration who have been helping us advance these changes. I look forward to continuing to champion this work.
Report a problem property: https://www.edmonton.ca/residential_neighbourhoods/report-a-problem-property
Learn more about my work over my term to address problem properties and inefficient land-use in my blogs and social media here:
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