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@Manitoba

同样有这个问题，看到financialpost教怎么做，看起来挺麻烦，不知道有人没有人在安省做过，而且父母是探亲来加拿大的，能做么，方法进内

happyallday(happyallday)
本文发表在 rolia.net 枫下论坛Joey, with the advice of his astute tax advisor, decides to sell his principal residence to his parents for the fair market value of $700,000. His parents, not having the $700,000 cash lying around to cover this purchase, pay him by way of a promissory note.

Joey then obtains a mortgage or HELOC and uses the proceeds from this loan to buy back the house from his parents, to use as a rental property. His parents use the proceeds of the loan to pay off the promissory note. Joey, now flush with cash, uses the re-acquired property for rental purposes and purchases his new principal residence with the cash.

The reason for these complex maneuverings is to ensure that Joey meets the “direct use test” as outlined in the CRA’s Interpretation Bulletin on interest deductibility which states that in determining what borrowed money has been used for, the onus is on the taxpayer “to trace or link the borrowed money to a specific eligible use, giving effect to the existing legal relationships.” The Bulletin goes on to say that “a taxpayer may restructure borrowings and the ownership of assets to meet the direct use test.”更多精彩文章及讨论，请光临枫下论坛 rolia.net
(#8752123@0)
Last Updated: 2014-5-8
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Replies, comments and Discussions:

  • 枫下家园 / 钱财税务 / 请教旧房出租税务问题-- 旧房已paid off，又买一新房，用旧房做re-finance贷款，做新房首付，旧房出租。问： 这种情况在报税时，旧房的贷款利息是否可以抵扣租金收入？ 谢谢！ -mkhxl(mk); 2014-5-3 {12} (#8742467@0)
    如题，谢先。
    • NO NO NO -redwine888(@t@); 2014-5-3 (#8742513@0)
      • May I ask why? -mkhxl(mk); 2014-5-3 (#8742662@0)
        • Please read the example on CRA document on rental income form 776 page 12 on line 8710-interest. It's quite clear you cannot deduct the refinancing interest if you use the refiancing to paydown your principal residance, -livemylife(静水深流); 2014-5-6 (#8747960@0)
          • Read. Agreed. Crying... -mkhxl(mk); 2014-5-7 (#8751139@0)
        • quote listed below from the CRA document. Hope it helps -livemylife(静水深流); 2014-5-6 {499} (#8747970@0)
          "You were asking?
          Q. I own and rent a semi-detached house. This year,
          I refinanced the property to increase the mortgage
          because I needed money for a down payment on my
          personal residence. Can I deduct the additional interest
          on the mortgage against my rental income?
          A. No. You are making personal use of the funds you got
          from refinancing your rental property. As a result, you
          cannot deduct the additional interest when you calculate
          your net income or loss from your rental property."
    • 可以。 -snowdance(江南一剑); 2014-5-3 (#8742666@0)
      • sorry, 看贴太快了。 是不可以的。 -snowdance(江南一剑); 2014-5-6 (#8747986@0)
    • No. The purpose of the loan is to pay for your *new* principal residence. -jeffrey815(Smartiecat); 2014-5-3 (#8742741@0)
    • 我也遇到同样问题。下面是看到的一个会计师的贴子（题目是如何正确申报出租收入(三））。CRA讲了原则，即Refinancing的钱的目的必须是投资，但没有具体到这个新旧房的问题。请高手指教。 -david.liu888(SuperTranslator); 2014-5-5 {567} (#8746539@0)
      首先，我们要明白关于利息抵税的一个基本原则：为挣得投资收入（利息，股息，房租等）而产生的利息支出可以作为费用来抵税。也就是说，如果你贷款购买金条，产生的利息支出是不能抵税的， 因为你的目的是为了资本增值，而不是为了挣得投资收入。同样，如果你贷款购买主要住宅，支出的利息也是不能抵税的，因为你的目的是为了自己的享受。最常见的一个误区是：有人用第一套自住房做抵押，拿出一笔钱来作为首期，去买一个更大的自住房，然后将第一套房出租；他认为这笔钱的利息可以用来抵扣第一套房的出租收入 – 这是非常错误的。为什么？因为你拿出的这笔钱是用来付你的自住房的首期，不是用来挣得投资收入的。
      • 我认为只要你能证明你refinance 的目的是用于投资， 支出的利息就能抵税。我觉得mkhxl的case可以。 -glacier_in_banff(glacier); 2014-5-5 (#8746864@0)
        • 这个会计师既然这样说，那就不是空穴来风。 -david.liu888(SuperTranslator); 2014-5-6 {232} (#8747523@0)
          在这种事情上不能马虎，被罚就惨了。Google了几篇英文的。有个法律老外列出的情况与此完全一样，他建议卖出小房子。还有个做报税的老外，建议是在买小房一开始就存现金，而不是偿还小房的贷款，用现金买大房子。总之，这个会计师说的很大可能是对的。
          • 同样有这个问题，看到financialpost教怎么做，看起来挺麻烦，不知道有人没有人在安省做过，而且父母是探亲来加拿大的，能做么，方法进内 -happyallday(happyallday); 2014-5-8 {1137} (#8752123@0)
            本文发表在 rolia.net 枫下论坛Joey, with the advice of his astute tax advisor, decides to sell his principal residence to his parents for the fair market value of $700,000. His parents, not having the $700,000 cash lying around to cover this purchase, pay him by way of a promissory note.

            Joey then obtains a mortgage or HELOC and uses the proceeds from this loan to buy back the house from his parents, to use as a rental property. His parents use the proceeds of the loan to pay off the promissory note. Joey, now flush with cash, uses the re-acquired property for rental purposes and purchases his new principal residence with the cash.

            The reason for these complex maneuverings is to ensure that Joey meets the “direct use test” as outlined in the CRA’s Interpretation Bulletin on interest deductibility which states that in determining what borrowed money has been used for, the onus is on the taxpayer “to trace or link the borrowed money to a specific eligible use, giving effect to the existing legal relationships.” The Bulletin goes on to say that “a taxpayer may restructure borrowings and the ownership of assets to meet the direct use test.”更多精彩文章及讨论，请光临枫下论坛 rolia.net
            • 这不还得付LTT? -fishwalker(walker); 2014-5-10 (#8757265@0)

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