Bill C-15: What Changed—and Why It Matters for Land, Value, and Control in Canada

by Debbie Evans

Watch my breakdown of Bill C-15 and what it means for property owners in Canada:

Bill C-15: What Changed — and Why It Matters for Land, Value, and Control in Canada

By Debbie Evans | REALTOR® | eXp Realty | North Shore & Vancouver Markets

As of late March 2026, the Senate passed the Budget Implementation Act, 2025 (Bill C-15) with a vote of 60–10. The bill includes a wide range of measures — but one of the most significant is how it changes the process for land acquisition tied to major infrastructure, including the proposed high-speed rail corridor between Toronto and Quebec City.

This isn't just a policy shift — it's a change in how land is taken, how it's valued, and how much control owners have in the process.

What's Changing

Several key parts of the traditional process are being altered:

1. Direct Path to Expropriation

The government is no longer required to negotiate a purchase first.

This creates a more immediate path to land acquisition.

2. Removal of Public Hearings

Formal public hearings when objections are raised are no longer required.

This reduces transparency and limits public input.

3. Accelerated Timelines

Traditionally, major projects could take 2–5 years or more due to:

environmental studies
public consultation
permitting and approvals
negotiation with landowners

These steps allowed projects to be reviewed, adjusted, or even stopped.

This bill shortens that process — moving toward a faster, more streamlined system.

4. Expanded Ministerial Authority

Critics have raised concerns about "Henry VIII" clauses — provisions that allow Cabinet to modify or override legislative requirements without full parliamentary approval.

Historically, environmental protections — such as those under the Fisheries Act, Species at Risk Act, and federal impact assessment laws — required full legislative review.

Oversight Concern

This introduces the potential for those standards to be adjusted more directly, raising questions about oversight and consistency.

5. Environmental Oversight Concerns

Concerns have been raised that projects may bypass or limit requirements under:

Impact Assessment Act
Fisheries Act
Species at Risk Act

These are the same frameworks that have shaped how development has been done in Canada for years.

The Contradiction

For years, development in Canada has followed increasingly strict environmental and regulatory standards.

Projects required:

detailed environmental review
habitat and fisheries protection
multi-year approvals
extensive consultation

These weren't optional — they were built to protect long-term outcomes. So when a process is introduced that accelerates timelines and reduces parts of that framework, it creates a clear contradiction with the standards we've been building for years.

Compensation: What This Means in Real Terms

This is where it becomes very real.

Before (Traditional Process)

If your land was needed, it became more valuable
Demand increased
You had time to negotiate
Similar to a land assembly — you benefited from that increased value

Example:
Property value before project: $1,000,000
Project announced → land becomes strategic
Negotiated outcome: $1.3M–$1.5M+

Now (With These Changes)

Compensation may be based on pre-project value
Limits on including project-driven increases
Faster process, less negotiation

Outcome:
Property value: $1,000,000
Compensation may remain closer to: $1,000,000

The Shift

Before: you benefited from the increase in value

Now: that increase may not be reflected in what you're paid

Leverage and Control

You don't just lose upside — you lose leverage.

Before

Negotiation came first
Timelines allowed strategy
Owners had influence

Now

Faster process
Less negotiation
Limited ability to delay

The land may still be valuable — but your ability to capture that value is reduced.

This Isn't Just About Land

"This isn't just about land value — this is about what people have built over time."

"For many owners, that includes farms, businesses, and decades of work — and not all of that value may be reflected in compensation."

Public vs Private Structure

Important Distinction

"This isn't a simple public infrastructure project."

"While it's structured through a federal Crown corporation, it's designed to involve private-sector participation in development and long-term operation."

"That matters — because land is being acquired through public authority, while elements of the project may be delivered or operated with private-sector involvement."

This Rail Line Sets the Precedent

"This isn't just about one rail line — this sets the precedent."

"In March 2026, Bill C-15 introduced a faster, more direct path to land acquisition for this project."

"Traditionally, projects like this could take 2 to 5 years or more due to studies, approvals, and negotiation."

"This bill shortens that process and removes parts of it."

"And once that system is used successfully, it doesn't stop at one project."

"If it works here, it becomes the model for future infrastructure projects across Canada."

"This rail line sets the precedent for how land can be taken moving forward."

Final Thought

"So this isn't just about this project — it's about what comes next."

"Public authority is used to take the land — but the project itself isn't purely public."

"And what's being valued isn't just land — it's a lifetime of work. And that doesn't fit neatly into a formula."

Context: Previous Bill C-15 (2021)

It’s important to note that a previous Bill C-15, passed in 2021, enacted the United Nations Declaration on the Rights of Indigenous Peoples (UNDRIP) into Canadian law.

This legislation requires the federal government to align Canadian laws with Indigenous rights frameworks, including the principle of “Free, Prior and Informed Consent” (FPIC).

While intended to strengthen protections and consultation, it also introduced additional complexity into land use, development approvals, and major infrastructure projects across Canada.

The result is a broader and more layered regulatory environment — making the contrast with today’s accelerated expropriation provisions even more significant.

(Source: Government of Canada — United Nations Declaration on the Rights of Indigenous Peoples Act)

Call to Action

If you're a property owner, investor, or following how these changes may impact land, development, and real estate in Canada — this is something to pay attention to.

For insights on real estate, development, and market trends across Vancouver, the North Shore, and the Sea-to-Sky:

Debbie Evans | REALTOR®

eXp Realty | North Shore & Vancouver Markets

westvanliving.ca

This content is for informational purposes only and does not constitute legal, financial, or investment advice. Land use regulations and legislative changes vary and are subject to change. Always consult appropriate professionals regarding your specific situation.

While every effort has been made to ensure accuracy, legislation and policy interpretation can change, and portions of this article may become outdated.