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In the first year of 2022, a federal declaration of the house needs to be submitted, commonly known as the vacancy tax.

For non- permanent residents or citizens of Canada who hold real estate on December 31, 2022, the declaration due date is the end of October 2023.

Those who hold real estate on December 31, 2023 who are not permanent residents or citizens of Canada , regardless of whether it is vacant or not, need to declare it! ! There is a fine of CAD 5,000 for failure to declare property under one’s name.

If your status is a work permit or study permit on December 31, 2022, you still need to declare it regardless of whether your house is vacant or not!

If you do not have a Canadian income tax ID number yet, please hurry up and apply early (application time is 2-4 weeks).

The required documents are form T1261 + a clear scan of the first page of the passport + current residential address + current contact number! ! !

This declaration is based on each person, so the quotation is based on each owner. If your property has two owners, two orders will need to be added.

***Please note: Guests without an ITN tax number must use REGISTERED MAIL to complete the declaration.

If you have urgent needs, you have these two options: (including Canada Post fee and insurance)

2 working days delivery (+$250CAD)

3 working days delivery (+$100CAD)

After placing the order, please contact the web customer service through INBOX and pay the expedited fee

We can provide rental property prepayment services for non-tax residents, helping you to safely and accurately pay applicable taxes and ensure your tax compliance. Based on the information of each property, we calculate the prepayment tax based on the monthly fixed rental income to ensure the safety of the transaction and reduce your institutional risks.

Note: Each change in monthly rental income will be considered an independent application. If necessary, please create multiple orders in different time periods to complete the rental prepayment application within a maximum of 24 months. Each order is for a single property. If there are multiple properties, please place a new order again. Please place an order based on the known rental information to avoid forgetting to prepay taxes or incurring fines.

Application case:

If the monthly rental income of the same property changes three times in different time periods; you need to place three orders and fill in the order information according to the different time and amount each time.
Case background: The rent of property A from January to March 2025 is $3,000 per month; the rent from April to September 2025 increases to $5,000 per month; from October 2025 to September 2026, the rent is further increased to $5,500 per month.
Because the rent of property A changes at different stages, we calculate the prepayable taxes according to the specific amounts of each stage to ensure that the prepayment amount is consistent with your actual rental income to prevent insufficient or excessive prepayment.

What is an ITN?

ITN is a tax number similar to SIN (social insurance number) for tax reporting purposes. ITN is generally issued to people who are not eligible to apply for SIN.

For non-Canadian residents who need to file Canadian taxes or have real estate investments in Canada, we strongly recommend that they apply for a Canadian Tax Number (ITN) as early as possible in order to avoid late filing penalties or late filing penalties when filing Canadian taxes. When selling an investment property, the transaction is delayed because you don’t have a Canadian tax return number. Especially for the recent new policy UHT declaration, the first requirement is to have an ITN or SIN number.

Add to cart and pay. You will receive our information collection form. Upload the required documents and wait for signature and submission.

The following information is roughly required,

Current residential address (including zip code) + current contact number + clear scan of the first page of the passport

After receiving the application, the Canada Revenue Agency will generally inform the applicant of the individual tax return number (ITN) in a letter in about 3-4 weeks. However, overseas applicants will take longer to be notified, generally around four to six weeks. The filing due date for UHT is the end of April. Please prepare early.

If you are a non-tax resident, or part of the property rights of your house is held by a non-tax resident, then the proportion of the non-tax resident property rights in the rental income needs to be reported as a non-tax resident.

The information you need to provide is as follows (because Canadian tax returns are based on individuals, if multiple people share one or more properties, you can add a separate order to the shopping cart and check out together):

• Copy of passport (for applying for tax number)
• House purchase contract
• House handover lawyer documents (for expense deduction)
• House rental contract
• Bank account information (used to set up pre-authorization so that the tax bureau can withhold prepaid taxes directly from your account)

If your situation is more complicated, you can contact us via emailinfo@goldkeybiz.com or WeChat goldkeybiz.

Due to UHT (underused housing tax) declaration, there are currently many customers who need to make supplementary declarations, so it is recommended to process them as early as possible. You can also email us to request UHT electronic filing tutorials and links. Hope this helps everyone.

If you want to know more about non-resident Canadian real estate tax returns, click the link below to watch the video explanation.

➤Non-resident Canadian real estate tax filing

If you are a non-tax resident, or part of the property rights of your house is held by a non-tax resident, then the proportion of the non-tax resident property rights in the rental income needs to be reported as a non-tax resident.

The information you need to provide is as follows (because Canadian tax returns are based on individuals, if multiple people share one or more properties, you can add a separate order to the shopping cart and check out together):

• Copy of passport (for applying for tax number)
• House purchase contract
• House handover lawyer documents (for expense deduction)
• House rental contract
• Bank account information (used to set up pre-authorization so that the tax bureau can withhold prepaid taxes directly from your account)

If your situation is more complicated, you can contact us via emailinfo@goldkeybiz.com or WeChat goldkeybiz.

Due to UHT (underused housing tax) declaration, there are currently many customers who need to make supplementary declarations, so it is recommended to process them as early as possible. You can also email us to request UHT electronic filing tutorials and links. Hope this helps everyone.

If you want to know more about non-resident Canadian real estate tax returns, click the link below to watch the video explanation.

➤Non-resident Canadian real estate tax filing

All residential property owners in Toronto will be required to submit a declaration about the use of their property in the previous year. Declare the use of the property in 2024. Is it rented out? Occupied? Or vacant? The 2024 declaration period is from November to April 30, 2025. The online declaration portal will be open in November 2024.

Will this policy affect the real estate you hold? How do you know whether your house needs to be declared separately to the government?

You can check your local tax bill. If you are from Toronto, please pay attention to the time to declare. Mandatory reporting of usage status. All residential property owners in Toronto will be required to declare the status of their properties annually. The declaration must be made by the homeowner or someone on behalf of the homeowner. Filing will determine whether the vacant properties tax is applicable and payable.

A principal residence can be vacant for up to six months throughout the tax year without paying tax.

How to calculate it?

A vacant residence tax of 1% of the current value assessment (CVA) will be imposed on all Toronto residences that have been declared, deemed or determined to be vacant for more than six months in the previous year.

For example, if your property’s CVA is $1 million, the tax billed would be $10,000 (1% x $1,000,000).

Taxes are based on the property's status during the previous year. For example, if the home is vacant in 2023, taxes will begin to be paid in 2024.

How to declare?

You will need your 21-digit assessment roll number and the customer number from your tax bill or property tax account statement.

Usage declarations should be made through the City’s secure online declaration portal, which will open in mid-December 2022. If needed, homeowners can obtain a paper declaration form by contacting 311. Paper forms must be completed in full and received by the City of Toronto by the deadline to avoid being fined and having the property considered vacant. Incomplete forms will not be accepted. Please note Canada Post delivery times.

What will happen if you don’t declare?

If the owner fails to file an annual return and/or provide supporting documentation by the deadline, the residential property will be considered vacant.

If the statement you submitted contains an error, you can:

• Submit a new return before the April 30, 2025 filing deadline;

• If it is after the filing deadline, submit a notice of complaint;

• Failure to file or making a false declaration may result in fines ranging from CAD$250 to CAD$10,000.

Tax clearance process (the process you may want to know)

• If you do not have a Canadian income tax account number, please click the link to apply: Tax ID Registration
• We organize the information, rental declaration, tax number sorting, etc., and submit the queue
• Waiting for the person in charge of the tax bureau to process, the tax bureau will reply how much prepayment tax (letter) needs to be paid ( This process takes the longest, estimated to be 6 months). During the waiting period, there will be no delay in handing over the property. .
• You need to send the letter to your lawyer, and the lawyer will help you pay
• We will help you send a copy of the payment check to the person in charge of the tax bureau to speed up the reconciliation (This process takes 1 month)
• The tax bureau will issue a tax clearance certificate after confirming receipt of payment
• Only after obtaining the tax clearance certificate can the lawyer return all the deposit to you
• The next step is to refund the overpaid VAT deposit - see VAT refund for details

If you want to know more about Canadian real estate tax declaration for non-residents, click the link below to watch the video explanation.

➤Non-resident Canadian Property Tax Return

Application requirements:

• The property purchased has just been handed over, or it has been handed over within two years
• And have a rental contract with an individual tenant for more than one year

What documents do I need to prepare?

• Property Purchase Agreement
• Property closing document from Lawyer
• Lease agreement for rent 12 months and more)
• Void check, helps you set up tax refund to be deposited directly into your account

In the first year of 2022, a federal declaration of the house needs to be submitted, commonly known as the vacancy tax. 2 UHT declarations for calendar year 022 will be due on October 31, 2023. Overdue declarations will be subject to a penalty of at least 10,000 Canadian dollars per declaration.

First you need to know your BN number, and then apply for a BN-RU account. This policy basically coversCanadian companies (profit and non-profit), as well as non-Canadian registered companies, and trustsholding Canadiancivilian real estate.

If you have a Canadian accountant, please hurry up and handle it in time. This is the application link , you can click it to process it directly.

Residential property is defined as a property that has one of the following characteristics: A detached house or similar structure containing not more than three dwelling units, together with any appurtenances and associated land Semi-detached dwelling, townhouse unit, residential condominium unit or other similar premises, together with any common areas, appurtenances and associated land.

Because this declaration is an administrative declaration implemented in the first year, please pay attention to it and actively handle it. UHT declarations for the calendar year 2023 will be due on April 30, 2024, and the overdue penalty will be more than 10,000 Canadian dollars per declaration.

Prepare the house address, usage method, and owner (interest), etc.

This is a friendly reminder. If you don’t have a Canadian accountant yet, you can contact us to help you. Our email address is Info@cwcga.com.

If you have urgent needs, you have these two options: (including Canada Post fee and insurance)

2 working days delivery (+$250CAD)

3 working days delivery (+$100CAD)

After placing the order, please contact the web customer service through INBOX and pay the expedited fee

The process for non-tax residents to sell investment properties in Canada

1. Have his lawyer withhold 25% of the sales price
2. Apply for a tax clearance certificate, indicating all income and expenses, and calculating the actual tax amount
3. After approval, the lawyer will refund the excess 25%
4. Submit it to an accountant to calculate the expenses incurred, including attorney fees and other expenses, file the tax, and submit a tax refund application before April 30 of the second year after the property is sold
5. The tax bureau will review the calculation of all income and expenses and refund the tax

If you want to know more about Canadian real estate tax declaration for non-residents, click the link below to watch the video explanation.

➤Non-resident Canadian Property Tax Return

NRST tax refund takes a long time and requires complicated materials.

Information required:

• The property purchased has just been handed over, or it has been handed over within two years
• For self-occupation, but you need to apply for HST rebate

What documents do I need to prepare?

• Property Purchase Agreement
• Property closing document from Lawyer
• Documents proving self-occupation (the more, the better)
• Bank Statement
• Credit Card Statement
• Mobile phone bill
• Vehicle insurance bill
• Driver License Photo
• Void check, helps you set up tax refund to be deposited directly into your account

• First calculate the expenses according to regulations and then apply for tax refund $1000+tax

• Buy a new home or a home that is built or significantly renovated, which may include a home on leasehold land (if the lease is for at least 20 years or gives you the option to buy the land), to be used as your (or your immediate family's) main residence
• Build or substantially renovate your own home, or hire someone else to build or substantially renovate your home, as your (or your immediate family's) primary residence, and the market value of the home when the home construction work is substantially complete Under $450,000 CAD

• In addition to regular documents, all bills need to be prepared