If you rent out a property in Canada — whether a basement suite, condo, house, or commercial space — you must report the income on your T1 tax return using Form T776 (Statement of Real Estate Rentals). Rental income is taxed as ordinary personal income. The good news: many expenses are deductible, including mortgage interest, property taxes, insurance, repairs, and Capital Cost Allowance (CCA) on the building. Understanding what is and is not deductible can significantly reduce your rental tax bill.
Quick answer: Report gross rent on Line 12599, net rental income on Line 12600. Deduct mortgage interest (not principal), property taxes, insurance, repairs, CCA. Capital improvements are not immediately deductible — add to cost and claim as CCA over years. CCA cannot create a rental loss. Keep all receipts.
Rental Income: What to Report
All income received from renting property must be included in your rental income:
- Monthly or weekly rent payments
- Advance rent or deposits kept by the landlord
- Lease cancellation fees
- Payments for providing services alongside the rental (cleaning, laundry — if substantial, may become business income)
GST/HST note: Residential rents are exempt from GST/HST — you do not charge GST on a residential rental, and you cannot claim input tax credits on GST paid on related purchases. Commercial rents are taxable (you charge HST and register for a GST/HST account if revenues exceed $30,000).
Allowable Rental Expense Deductions
| Expense | Deductible? |
|---|---|
| Mortgage interest | Yes — only the interest portion, not principal |
| Property taxes | Yes |
| Home and landlord insurance | Yes |
| Advertising and rental listing fees | Yes |
| Repairs and maintenance | Yes — current expenses only |
| Property management fees | Yes |
| Utilities paid by landlord (heat, water, electricity) | Yes |
| Legal fees (lease, rent collection) | Yes |
| Accounting and bookkeeping | Yes |
| Vehicle expenses to manage property (with logbook) | Proportionate |
| Capital Cost Allowance (CCA) | Yes — with restrictions |
| Capital improvements (new roof, full renovation) | No — add to cost base; claim as CCA |
| Mortgage principal repayments | No |
| Personal portion of home (owner-occupied units) | No |
| Land value (in CCA calculation) | No — land is not depreciable |
Mortgage Interest: The Most Common Deduction
Deductible: The interest portion of each mortgage payment. Not deductible: The principal portion (repayment of the loan balance).
If your monthly mortgage payment is $2,400 and $1,100 is interest and $1,300 is principal repayment, only the $1,100 interest portion is a rental expense. Check your mortgage statement for the interest/principal breakdown each month.
Refinancing: If you refinance to pull equity out for personal use (vacation, car), the interest on the personal-use portion is no longer deductible. Keep borrowed funds clearly traceable to the rental property.
Capital Cost Allowance (CCA) for Rental Properties
CCA is a deduction for the declining value of the building (not land) and equipment over time.
| Asset Class | CCA Rate | Example |
|---|---|---|
| Class 1 | 4% declining balance | Most residential and commercial buildings built after 1987 |
| Class 3 | 5% declining balance | Pre-1988 brick or stone buildings |
| Class 8 | 20% declining balance | Appliances, furniture, equipment in rental |
| Class 10 | 30% declining balance | Vehicles |
Half-year rule: In the first year you own the property, you can claim only half the normal CCA rate.
Example:
You buy a rental house for $600,000. Land value is $150,000.
- Depreciable building cost: $600,000 − $150,000 = $450,000 (Class 1)
- Year 1 CCA (half-year rule): $450,000 × 4% × 50% = $9,000
- Year 2 CCA: ($450,000 − $9,000) × 4% = $441,000 × 4% = $17,640
Critical restriction: CCA can reduce rental income to zero but cannot create or increase a rental loss. If your rental expenses (excluding CCA) leave rental income at $5,000, you can claim up to $5,000 of CCA — not more.
CCA and principal residence: If you rent part of your home and claim CCA on the building, you may partially lose the Principal Residence Exemption when you eventually sell. This can result in capital gains tax on the portion of the home rented and depreciated. Many landlords choose not to claim CCA on their home for this reason.
Rental Losses
A rental loss occurs when allowable deductions (excluding CCA) exceed rental income. Rental losses can generally be deducted from your other income on your T1 return.
Example:
| Income/Expense | Amount |
|---|---|
| Gross rental income | $20,000 |
| Mortgage interest | −$14,000 |
| Property taxes | −$4,500 |
| Insurance | −$1,800 |
| Repairs | −$2,100 |
| Net rental loss | −$2,400 |
This $2,400 loss offsets other income (employment, investment), reducing total tax owed.
Exception: If you rent to a family member at below-market rates, CRA limits your deductions to the rental income earned. You cannot create an artificial loss by charging low rent and claiming full market-rate expenses.
Short-Term Rentals (Airbnb, VRBO)
Short-term rentals through platforms like Airbnb are treated as rental income in most cases, but may be classified as business income if you provide substantial additional services (meals, daily cleaning, hotel-style amenities). Business income triggers GST/HST registration requirements at $30,000 in taxable revenue.
Regardless of classification, you must report the income and can deduct a proportionate share of home expenses (mortgage interest, utilities, property taxes) for the portion of the home rented and the period it was rented.
Filing: Form T776
Complete Form T776 for each rental property. Key lines:
- Line 12599: Total gross rents collected
- Line 12600: Net rental income or loss (after expenses)
- Schedule 8: For CCA claims — list each asset class, opening UCC, additions, disposals, CCA claimed
If you own multiple properties, complete a separate T776 for each property.
Related Canadian Real Estate and Tax Resources
- Capital Gains on Property Canada — CGT when you sell a rental property
- Home Office Deduction Canada — deducting home office from business income
- CA Taxes Hub — all Canadian tax guides for 2026
- Pension Income Splitting — manage income between spouses to reduce tax
Rental income and expenses must be tracked carefully throughout the year. Use a dedicated spreadsheet or accounting software from day one — accurate records make the T776 straightforward, and they are essential if CRA audits your rental expenses.
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