Tax
Considerations for Real Estate Investments by Non-Residents of Canada
Canadian
income taxes are complex and the taxation of Canadian real estate depends on
whether the use of the property is for a principal residence, an active
business or as a rental property. This
article should be of interest to non-residents of Canada owning Canadian real
estate or Canadian property managers managing property for their
non-resident clients or relatives.
Principal Residence
If
the purchase is used as a home and a principal residence as part of landing
in Canada as a new immigrant, any gains on a future
sale will not be taxed.
If the property was first used as a rental property and then changed to a principal residence, taxes will apply on any gains
calculated from the cost on the date purchased to the fair market value at
the date of the change in use.
Business
Income
The
distinction is not always clear what is business income or rental income,
however, it is important because the tax treatment is different. Generally, the greater the size and extent of the rental
properties and the time required for service and management, the greater the
likelihood you are operating a business.
Non-resident
corporations carrying on a business in Canada through (a) a local
corporation, are taxed at the same rates as applied to Canadian corporations
not eligible for the small business deduction or (b) an unincorporated
foreign branch, will be taxed at 25% on profits, which is subject to a
reduction by any tax treaty. Distributions
of dividends paid to foreign parent companies are subject to an additional
withholding tax.
Rental Income
A
non-resident earning rental income has a choice of how the income is
taxed:
(a)
pay 25% on the gross rents
including recoverable expenses received OR
(b)
make
an annual election on a
prescribed form that must be filed to Canada Revenue Agency (CRA) by
January 1st every year to pay tax on the net rental income by filing a Canadian income tax
return for the net rental income only.
If the tax return is filed late or not at all, the non-resident
will be taxed 25% of the gross rents plus interest and penalty.
If
the election is made by a non-resident individual, the individual will be taxed at
graduated tax rates normally applicable to Canadian residents starting at
about 25% up to $38,000CAN and reaching 39% to 48%, depending on the
province, on the net rental income exceeding about $126,000CAN.
If the election is made by a non-resident
corporation, the combined
federal and provincial corporate income tax rate is approximately 29.5% to
35.5% on the net rental income, depending on the province.
Withholding Tax
Procedures for Rental Income
A
25% withholding tax on the
monthly rent collected is normally remitted to CRA.
However, if you and your appointed property manager/agent file the
election form (mentioned in (b) above) by January 1st,
to pay tax on the net rent on a Canadian tax return, it is possible to
reduce or eliminate the monthly withholding tax by including an estimated
budget that shows little or no rental profit. The actual net rental income
on the tax return will adjust the final tax calculation.
Sale of Real Estate
by a Non-resident
The
tax treatment of any gains on the sale of Canadian real estate depends on
whether the gain is treated as a capital gain or business income. Generally, if the non-resident is actively buying and selling
real estate as inventory, then the operation is likely to be considered a
business and will be taxed on the full amount of the gain.
If
there is a capital gain, the normal Canadian tax rates will be applied to
50% of the gain for sales after October 17, 2000.
However, a non-resident is required to pay an estimate of the tax before
the sale, an amount of 25% of the gain. Upon payment, CRA will issue a Tax Clearance Certificate to
the vendor. If a purchaser
does not receive this Certificate from the vendor, the purchaser through
their lawyer is required to withhold tax and remit as tax to CRA 33.3% or
more of the gross purchase price from the vendor!
Goods
and Services Tax (GST)
Subject
to a formula based on price, GST of 5% (13% HST after July 1, 2010 in some
provinces) applies on the purchase and sale of (a) newly built homes that
were never previously occupied and (b) any commercial property.
There is no GST on residential rent. There is GST for rent on
commercial property if the annual gross rent received by the property
owner is over $30,000 per year and he has a registered a GST number.
- 2010 February 4
HISTORICAL:
Individual
Canadian Tax Table for 2008 |
Taxable
income |
Federal
income tax |
Combined
2008 federal and provincial/territorial income tax |
|
|
Alberta |
B.C. |
Ontario |
Non-resident |
$1,000,000 |
$279,182 |
$377,566 |
$419,184 |
$445,736 |
$415,320 |
$500,000 |
$134,182 |
$182,566 |
$200,684 |
$213,688 |
$200,720 |
$400,000 |
$105,182 |
$143,566 |
$156,984 |
$167,278 |
$157,800 |
$300,000 |
$76,182 |
$104,566 |
$113,284 |
$120,868 |
$114,880 |
$250,000 |
$61,682 |
$85,066 |
$91,434 |
$97,664 |
$93,420 |
$200,000 |
$47,182 |
$65,566 |
$69,584 |
$74,459 |
$71,960 |
$150,000 |
$32,682 |
$46,066 |
$47,734 |
$51,254 |
$50,500 |
$100,000 |
$18,877 |
$27,261 |
$26,579 |
$28,745 |
$30,070 |
$90,000 |
$16,277 |
$23,661 |
$22,693 |
$24,404 |
$26,222 |
$80,000 |
$13,677 |
$20,061 |
$18,872 |
$20,063 |
$22,374 |
$70,000 |
$11,308 |
$16,692 |
$15,453 |
$16,191 |
$18,867 |
$60,000 |
$9,108 |
$13,492 |
$12,455 |
$12,956 |
$15,611 |
$50,000 |
$6,908 |
$10,292 |
$9,457 |
$9,841 |
$12,355 |
$40,000 |
$4,708 |
$7,092 |
$6,459 |
$6,726 |
$9,099 |
$30,000 |
$3,060 |
$4,444 |
$4,150 |
$4,350 |
$6,660 |
$20,000 |
$1,560 |
$1,944 |
$2,126 |
$2,245 |
$4,440 |
Top
2008 marginal rates |
29.00% |
39.00% |
43.70% |
46.41% |
42.92% |
TAXATION OF CAPITAL GAINS
Capital gains are any profits earned from the sale of assets that are
capital property (for example, property not held for resale).
If you buy shares, bonds, mortgages, or property
and sell them at a profit, that is usually a capital gain.
For disposition, half of the resulting
capital gains are taxable in Canada.
Capital gains of up to $500,000 on certain private
Canadian corporation shares and certain farm properties may be eligible for
a lifetime cumulative exemption from tax. In addition, the gain on an
investment of up to $2,000,000 in certain private Canadian corporations can
be deferred if the proceeds are reinvested in another eligible corporation
within a specified time.
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