假如房租是负数，你是如何报税的？

[jinglin616]

太头疼了。我分不清楚出租房什么能抵税，去年新condo，不装窗帘租客没法睡觉，我把装窗帘的600多抵进去了。。。

去年卖了一个condo，close前condo空置了39天，我把这39天的电费、管理费、地税也抵进去了。

看起来都报错了。。。。是不是就这样拉倒。

这种小鼻子小眼的东西税局根本不会看。不必放在心上。

 

[nickelnaire]

这种小鼻子小眼的东西税局根本不会看。不必放在心上。

哈哈哈，谢谢。即便这样报错了，等CRA来信再纠正，应该也没啥

 

[liuliuliu]

这样的讨论很好，谢谢大家提供的有用的信息。

 

[liuliuliu]

or a building, soft costs (such as interest, legal and accounting fees, and property taxes) related to the period you are constructing, renovating, or altering the building, if you have not deducted these expenses as current expenses.

 

[liuliuliu]

Capital expense

Capital expenses provide a benefit that usually lasts for several years. For example, costs to buy or improve your property are capital expenses. Generally, you cannot deduct the full amount of these expenses in the year you incur them. Instead, you can deduct their cost over a period of several years as capital cost allowance (CCA).

These expenses can include:

• the purchase price of rental property;
• legal fees and other costs connected with buying the property; and
• the cost of furniture and equipment you are renting with the property.

 

[liuliuliu]

我自住房的装修费是自家的花销， 没地方报销。
你也一样呀， 比如你买了新衣服穿，难道还要报税？不过有消费税CREDIT的 根据家庭年收入。

我研究过税法， 出租房如何报税我报了10年了。

有个同学回了帖有税局的 PDF表， 看看就没有装修的填项。

Capital expense

Capital expenses provide a benefit that usually lasts for several years. For example, costs to buy or improve your property are capital expenses. Generally, you cannot deduct the full amount of these expenses in the year you incur them. Instead, you can deduct their cost over a period of several years as capital cost allowance (CCA).

These expenses can include:

• the purchase price of rental property;
• legal fees and other costs connected with buying the property; and
• the cost of furniture and equipment you are renting with the property.

 

[Horse Dragoon]

太头疼了。我分不清楚出租房什么能抵税，去年新condo，不装窗帘租客没法睡觉，我把装窗帘的600多抵进去了。。。

去年卖了一个condo，close前condo空置了39天，我把这39天的电费、管理费、地税也抵进去了。

看起来都报错了。。。。是不是就这样拉倒。

床帘算是对的， 空时的 费税不是的。

 

[Horse Dragoon]

Capital expense

Capital expenses provide a benefit that usually lasts for several years. For example, costs to buy or improve your property are capital expenses. Generally, you cannot deduct the full amount of these expenses in the year you incur them. Instead, you can deduct their cost over a period of several years as capital cost allowance (CCA).

These expenses can include:

• the purchase price of rental property;
• legal fees and other costs connected with buying the property; and
• the cost of furniture and equipment you are renting with the property.

是的， 你给租客用的买的床，桌子，柜子家具可抵税， 单独给租客用的冰箱，炉头，微波炉等可抵税， 但跟你合用的不行，

但这都不是装修的费用。

 

[liuliuliu]

是的， 你给租客用的买的床，桌子，柜子家具可抵税， 单独给租客用的冰箱，炉头，微波炉等可抵税， 但跟你合用的不行，

但这都不是装修的费用。

renovating这个词能不能是装修的。

 

[liuliuliu]

http://www.cra-arc.gc.ca/E/pub/tg/t4036/t4036-15e.pdf
里面内容很多，英语不好。有没有领提纲挈领的翻译。

 

[liuliuliu]

■ interest;
■ legal fees;
■ accounting fees; and
■ property taxes.
以上是软性花费。

 

[liuliuliu]

Soft costs related to the building may be deductible as a
current expense if:
■ the costs relate to the period you were constructing,
renovating, or altering the building; and
■ the costs relate only to constructing, renovating, or
altering the building.
We consider the period of construction, renovation, or
alteration to be completed on whichever date is earlier:
■ the date the work is completed; or
■ the date you rent 90% or more of the building.
When these conditions are met, the amount of soft costs
related to the building that you can deduct is limited to the
amount of rental income earned from the building.

 

[liuliuliu]

, landscaping costs, and costs for
disability-related modifications to buildings are not soft
costs, they are not subject to the soft cost rules.

 

[liuliuliu]

If you rent part of the building where you live, you can
claim the amount of your expenses that relate to the rented
part of the building. You have to divide the expenses that
relate to the whole property between your personal part
and the rented part. You can split the expenses using
square metres or the number of rooms you are renting in
the building, as long as the split is reasonable.

 

[liuliuliu]

If you rent rooms in your home to a lodger or roommate,you can claim expenses for the part you are renting. You can also claim an amount for the rooms in your home that
you are not renting that both you and your lodger or roommate use. Factors such as availability for use, or the number of persons sharing the room, can be used to
calculate the allowable expenses. You can also calculate these amounts by estimating the percentage of time the lodger or roommate spends in these rooms (for example,
the kitchen and living room). 合用的很多也可以算进来的---如厨房和客厅。

 

[liuliuliu]

“Changing part of your principal residence to a rental property” on page 29. 要查29页。

 

[静香]

Soft costs related to the building may be deductible as a
current expense if:
■ the costs relate to the period you were constructing,
renovating, or altering the building; and
■ the costs relate only to constructing, renovating, or
altering the building.
We consider the period of construction, renovation, or
alteration to be completed on whichever date is earlier:
■ the date the work is completed; or
■ the date you rent 90% or more of the building.
When these conditions are met, the amount of soft costs
related to the building that you can deduct is limited to the
amount of rental income earned from the building.

So the expense of renovating can be deducted from the rental income!

 

[liuliuliu]

Example
Rick rents out 3 rooms of his 12-room house. He is not sure how to split the expenses when he reports his rental income. Rick’s expenses were property taxes, electricity,
insurance, and the cost of advertising for tenants in the local newspaper. Rick can claim the part of his expenses that relates to the part of the property he rented in the current tax year. Since Rick rented 25% of his residence (3 out of 12 rooms), he can deduct 25% of his property taxes, electricity, and insurance costs from his rental income. He can deduct the full amount of the advertising expense, since this expense relates only to the rented part.
When he completes Form T776, Rick enters the full amount of each expense in the “Total expense” column. Then, in the “Personal portion” column, he shows the part of each
expense that relates to his personal use. In this case, he enters 75% of the property taxes, electricity, and insurance costs for the property.

 

[liuliuliu]

可减免的喊了保险、房产税的百分之几、广告费的全部。在报税的表格776里填写。

 

[liuliuliu]

Expenses you can deduct ：Line 8521 – Advertising / Line 8690 – Insurance /Line 8710 – Interest
Loan fees include:
■ mortgage applications, appraisals, processing, and insurance fees; ■ mortgage guarantee fees; ■ mortgage brokerage and finder’s fees; and
■ legal fees related to mortgage financing. 连评估都可以减掉的。