Rental property tax filing in the GTA
Stop leaving rental deductions on the table — expert T776 tax filing
Property owners lose thousands every year in unclaimed operating expenses, structural CCA and motor vehicle deductions. Get an audit-ready, CRA-compliant rental return.
Who this is for
Single-property landlords
Own a condo, townhouse or detached home rented out to tenants? We ensure every municipal tax and maintenance fee is maximised for write-offs.
Multi-unit & commercial investors
Managing multiplexes or joint-venture properties? We handle complex multi-owner percentage splits and structural asset tracking accurately.
House hackers & suite owners
Renting out your basement, a room, or an accessory dwelling unit (ADU)? We safely calculate the exact square-footage split to claim utilities without triggering bad CRA flags.
What I do for you
Advanced Capital Cost Allowance (CCA)
Claiming depreciation on a building, appliances or major renovations can be a minefield. We accurately track and optimise Class 1, Class 8 and Class 43 assets across years to safely minimise your net exposure.
Comprehensive expense optimisation
From property management fees, condo maintenance and legal costs to repairs, landscaping and snow removal contracts — we audit your receipts to capture every deductible dollar.
Multi-owner & partnership splits
Co-own a rental property with a spouse, family member or business partner? We cleanly divide and structure the income and expense percentages across separate individual returns.
Landlord property visits & travel
Do you travel to inspect properties, meet tenants or complete repairs? We help you cleanly break down your business-use travel expenses in strict accordance with CRA rules.
HST & bookkeeping reconciliation
We cross-reference your gross business income with your HST filings to make sure your numbers balance perfectly, avoiding red flags.
CRA communication
Should the CRA ask for receipts, logbooks or breakdowns of your T776, we represent you and manage the communication directly.
What you need to bring
Income & tenant records
- Gross rental income statements, separate parking or laundry fees collected, and documentation of any housing grants or subsidies received.
Property expenses & invoices
- Up-to-date statements for mortgage interest, property tax bills, condo fee statements, utility receipts, and property management or repair invoices.
Capital asset purchases
- Invoices for major additions — new roof, HVAC systems, furniture, or major appliances purchased during the tax year — so the correct CCA classes can be calculated.
Vehicle mileage logs
- Total kilometres driven in the calendar year versus your dedicated property-management kilometres, plus receipts for fuel, maintenance and insurance.
How much does it cost?
Rental return
From $99
For organised property owners with pre-summarised revenue and expense categories ready for T776 schedule input.
Multi-unit or corporate
Custom quote
Includes calculations for multi-owner splits, complex asset depreciation schedules (CCA), and multi-income optimisation.
Full breakdown on the pricing page.
Trusted T776 tax preparation across the Greater Toronto Area
Rental income is reported on Form T776, and the details matter more than most landlords expect. The line between a deductible repair and a capital improvement, the treatment of mortgage interest, and whether to claim capital cost allowance at all are decisions with consequences that outlast the current filing year — CCA in particular can trigger recapture when you eventually sell.
We handle single condos, multi-unit properties and co-owned holdings for landlords throughout Richmond Hill, Markham, Vaughan, North York, Scarborough and the wider GTA — and we will tell you plainly when a claim is not worth making.
Rental property income FAQ
Should I claim CCA on my rental?
Not always. CCA reduces tax now but can create recapture when you sell, and it can affect a principal-residence claim. The right answer depends on how long you plan to hold the property.
I rent out my basement — what can I claim?
A reasonable proportion of utilities, mortgage interest, property tax and insurance, based on the space rented and the extent of shared use. Getting the proportion defensible is what keeps it audit-safe.
Do I report rent from a family member?
If you charge rent at fair market value, yes — it is rental income. Below-market arrangements with relatives are treated differently and worth reviewing.
Should I claim CCA on my rental property?
Often no. Capital cost allowance reduces tax now, but it is recaptured as income when you sell, and it cannot create or increase a rental loss. Whether it is worth claiming depends on your other income, how long you intend to hold the property, and what you expect it to sell for. It is a decision worth making deliberately rather than by default.
Is a repair deductible, or is it a capital improvement?
Broadly: restoring something to its original condition is a repair and deductible this year, while improving it beyond that condition is capital and depreciated over time. Replacing a broken window is a repair; replacing every window with better ones is usually capital. The distinction is a common source of CRA adjustments, so it is worth getting right the first time.
I rent out my basement — does that count?
Yes, and it needs care. Renting a basement, a room or an accessory dwelling unit means calculating the exact square-footage split so utilities and expenses are apportioned correctly. Done carelessly it invites CRA attention, and it can also affect the principal residence exemption when you sell.
Let's sort this out properly
Book a free consultation and I'll tell you exactly what your situation needs.