How do I handle property taxes after closing?
Stop Tax Surprises After Closing — Who Pays Property Taxes and How to Protect Your Money
Quick answer up front
Who pays property taxes after closing? It depends on the closing date and local rules — but you must verify prorations, confirm the tax account transfer, and pay the first municipal bill on time. Do these 7 things and you avoid overpaying, penalties, and legal headaches.
What actually happens at closing
When you close, the seller and buyer split property taxes for the tax year based on the possession date. That split shows up on the Statement of Adjustments (called closing adjustments). Common keywords you’ll see: prorated property taxes, tax adjustments, seller credit, buyer debit.
If you have a mortgage, your lender may collect taxes through an escrow or tax account. If not, you pay the municipality directly.
Step-by-step: Handle property taxes after closing
- Review the Statement of Adjustments immediately. Confirm the prorated tax amount and closing date used. If it’s wrong, challenge it within days.
- Confirm who is on the municipal tax account. Log into the municipality’s portal and verify the owner name and billing address. Update contact info if needed.
- Check the final tax bill schedule. Municipalities send bills once or twice a year. Note the due dates and any installment plan options.
- If your lender holds taxes in escrow, confirm the monthly escrow deposit and when the lender pays the bill. Request a schedule in writing.
- Keep all closing records and proof of transfer. If the seller failed to pay prior arrears, you may need these documents to dispute a municipal demand.
- Appeal assessments fast. If the property assessment looks wrong, start the assessment appeal process immediately. Deadlines are strict.
- Resolve errors with your lawyer or realtor. If the seller’s side missed a prorate or showed incorrect arrears, your closing team should fix it or pursue reimbursement.
Common situations and quick fixes
- Seller skipped payment before closing: Use closing statements to prove the seller owed pre-closing arrears. Ask your lawyer to file a claim.
- Municipality sends bill to seller: Forward the bill to the municipality with proof of closing and demand reissue under new owner.
- Mortgage escrow shortfall: Lenders will often require a catch-up payment. Confirm amounts and get a written repayment plan.
Checklist to avoid tax surprises (print this)
- Copy of Statement of Adjustments
- Closing date and possession date verified
- Municipal tax account number and portal access
- Proof of paid arrears (if any)
- Lender escrow statement (if applicable)
- Timeline for any assessment appeals
Final word
Property taxes after closing are predictable if you act fast and use your documentation. If you want someone to handle this for you and prevent costly mistakes, call the local expert.
About the expert
Tony Sousa is a top-selling local realtor who handles closings and tax issues every week. For help with prorated taxes, tax account transfer, or disputes, contact Tony directly at tony@sousasells.ca or 416-477-2620. Visit https://www.sousasells.ca for local closing guides and checklists.
