T776 - fill out and auto calculate/complete form online

Canada Revenue
Agency

Agence du revenu
du Canada

Protected B when completed

Statement of Real Estate Rentals

•

Use this form if you own and rent out real estate or other property including residential property that is a short-term rental. It relates mainly to renting real
estate but also covers some other types of rental property such as farmland. This form will help you determine your gross rental income, the expenses you
can deduct, and your net rental income or loss for the year.

•

To determine whether your rental income is from property or a business, consider the number and types of services you provide for your tenants:

–

If you rent space and only provide basic services such as heating, lighting, parking, laundry facilities, you are earning an income from renting property.

–

If you provide additional services such as cleaning, security and meals, you may be conducting a business.

•

For more information about how to determine if your rental income comes from property or a business, see Interpretation Bulletin IT-434, Rental of Real
Property by Individual, and its Special Release.

•

If you are a co-owner of a property, you have to determine if a partnership exists before filling in Part 1 below. To determine if you are in a partnership, see
Income Tax Folio S4-F16-C1, What is a Partnership?

•

For information on how to fill out this form, see Guide T4036, Rental Income.

Part 1 – Identification

Your name

Your social insurance number

Your address

City

Prov./Terr

Postal code

Fiscal period

Date (YYYYMMDD)

Year

Month

Day

from

Was this the final year of your rental operation?

Yes

Your percentage of the partnership

Industry code

Tax shelter identification number (8 characters)

Partnership business number

Name of the person or firm preparing this form

Business number/Account number

Address of the person or firm preparing this form

City

Prov./Terr

Postal code

Part 2 – Details of other co-owners and partners

Co-owner or partner's

Share of net

Percentage

name and address

income (loss)

of ownership

Co-owner or partner's

Share of net

Percentage

name and address

income (loss)

of ownership

Co-owner or partner's

Share of net

Percentage

name and address

income (loss)

of ownership

In most cases, you calculate your rental income using the accrual method. If you have no amounts receivable and no expenses outstanding at the end
of the year, you can use the cash method.

Part 3 – Income

List the addresses of your rental properties.

Number of units

Gross rents for
short-term rentals

Gross rents for
all units

Total of your gross rents for short-term rentals in the year

you receive them (add amounts under "Gross rents for short-term rentals") . . . . . . . . . . . . . . .

8140

Total of all your gross rents in the year you receive them (add lines under "Gross rents for all units") . . . . . . . . . . . . . . . . .

8141

Other income (for example, premiums and leases, sharecropping) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

8230

Total gross rental income: Enter this amount on your income tax and benefit return

on line 12599 (line 8141 plus line 8230) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

8299

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(Ce formulaire est disponible en français.)

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Protected B when completed

Part 4 – Expenses

Total expenses

Personal portion of
total expenses

Short-term rental portion
of total expenses

Advertising . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

8521

Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

8690

Interest and bank charges . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

8710

Office expenses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

8810

Professional fees (including legal and accounting fees) . . . . . . . .

8860

Management and administration fees . . . . . . . . . . . . . . . . . . . . . .

8871

Repairs and maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

8960

Salaries, wages and benefits (including employer's contributions)

9060

Property taxes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

9180

Travel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

9200

Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

9220

Motor vehicle expenses (not including capital cost allowance) . . .

9281

Other expenses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

9270

Total expenses (add amounts listed under "Total expenses") . . . . .

Total for personal portion (add amounts listed under "Personal portion of total expenses")

9949

Total for short-term rental portion (add amounts listed under "Short-term rental portion of total expenses") . . . . . . . .

9365

Non-compliant amount for short-term rentals (amount B from Chart A) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

9366

Deductible expenses (amount A minus line 9949 minus line 9936) . . . . . . . . . . . . . . . . . .

Net income (loss) before adjustments (total gross rental income from line 8299 minus deductible expenses from amount 1)

9369

Co-owners: calculate your share of net income from line 9369. Enter your result on amount 2 . . . . . . . . . . . . . . . . . . . . . . . .

Other expenses of the co-owner: other deductible expenses you have as a co-owner which you did not deduct elsewhere

9945

Subtotal (amount 2 minus line 9945)

Recaptured capital cost allowance (co-owners: enter your share of the amount) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

9947

Subtotal (amount 3 plus line 9947)

Terminal loss (co-owners: enter your share of the amount) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

9948

Subtotal (amount 4 minus line 9948)

Non-compliant amount of capital cost allowance (CCA) for short-term rentals (amount C from Chart B) . . . . . . .

9367

Total CCA claim for the year (amount ii from Area A minus any personal part of CCA, and any CCA for

business-use-of home expenses) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

9936

Net income (loss) (amount 5 minus line 9936) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

If you are a sole proprietor or a co-owner enter this amount on line 9946.

Partnerships

Partners: your share of amount 6, or the amount from your T5013 slip, Statement of Partnership Income . .

Partners: GST/HST rebate for partners received in the year . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

9974

Partners: other expenses of the partner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

9943

Your net income (loss): For sole proprietors or co-owners, enter the result from amount 6. For partnerships, enter the
result from amount 7 plus line 9974 minus line 9943 . Enter this amount on line 12600 of your income tax and benefit

return . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

9946

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Protected B when completed

Area A – Calculation of capital cost allowance (CCA) claim

Class
number

Undepreciated
capital cost (UCC)
at the start of the
year

Cost of additions
in the year
(see Areas B and
C below)

Cost of additions from
column 3 that are DIEPs
(property must be available
for use in the year)

Note 1

Proceeds of
dispositions
in the year (see
Areas D and E
below)

Note 2

Proceeds of
dispositions of DIEP
(enter amount from
col. 5 that relates to
DIEP from
col. 4)

UCC after additions
and dispositions
(col. 2 plus col. 3
minus col. 5)

UCC of DIEP
(col. 4 minus
col. 6)

Note 3

Immediate
expensing amount
for DIEPs

Note 4

Cost of remaining
additions after
immediate expensing
(col. 3 minus col. 9)

Total immediate expensing claim for the year: Total of column 9

►

Cost of remaining
additions from
column 10 that are
AIIPs or ZEVs

Note 5

Remaining UCC
after immediate
expensing (col. 7
minus col. 9)

Proceeds of dispositions
available to reduce
additions of AIIPs
and ZEVs (col. 5
minus col. 10 plus
col. 11). If
negative, enter "0"

UCC adjustment for current-year
additions of AIIPs
and ZEVs (col. 11
minus col. 13)
multiplied by the
relevant factor. If
negative, enter "0"

Note 6

Adjustment for
current-year additions subject to
the half-year rule.
1/2 multiplied
by (col. 10 minus
col. 11 minus
col. 5). If negative,
enter "0"

Base amount
for CCA
(col. 12 plus
col. 14 minus
col. 15)

CCA
rate
%

Available CCA for
the year
(col. 16 multiplied
by col. 17, or a
lower amount, plus
col. 9)

Non-compliant
amount of CCA
(see Chart B
below)

CCA claim for the
year (col. 18
minus col. 19)

UCC at the end of
the year
(col. 7 minus
col. 20)

Note 7

Total CCA claim for the year**: Total of column 20 (enter on line 9936 of Part 4 amount ii minus

►

any personal part and any CCA for business-use-of-home expenses***)

If you have a negative amount in column 7, add it to income as a recapture under "Recaptured capital cost allowance" on line 9947. If no property is left in the class and there is a positive amount in this
column, deduct the amount from your income as a terminal loss under "Terminal loss" on line 9948. Recapture and terminal loss do not apply to a Class 10.1 property unless it is a DIEP. For more
information, read Chapter 3 of Guide T4036.

Sole proprietors and partnerships: Enter the total CCA claim for the year from amount ii on line 9936.
Co-owners: Enter only your share of the total CCA claim for the year from amount ii on line 9936.

***

For information on CCA for calculating business-use-of-home expenses, see "Special situations" in Chapter 4 of Guide T4002, Self-employed Business, Professional, Commission, Farming, and Fishing
Income. To help you calculate the CCA, see the calculation charts in Areas B to G.

See next page for notes 1 to 7.

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Protected B when completed

Note 1:

Columns 4, 6, 8 and 9 apply only to designated immediate expensing properties (DIEPs). See subsection 1104(3.1) of the Income Tax Regulations for
definitions. A DIEP is a property that you acquired after December 31, 2021, and that became available for use in the current year. For more information,
see Guide T4036.

Note 2:

The proceeds of disposition of a zero-emission passenger vehicle (ZEPV) that has been included in Class 54, or a passenger vehicle bought after
April 18, 2021, that has been included in Class 10.1, and whose cost is more than the prescribed amount will be adjusted based on a factor equal to its
prescribed amount as a proportion of the actual cost of the vehicle. For dispositions after July 29, 2019, you will have to adjust the actual cost of the
vehicle for any payments or repayments of government assistance that you may have received or repaid for the vehicle. If the passenger vehicle in
Class 10.1 is not designated for immediate expensing treatment, this special rule does not apply. For more information on proceeds of disposition
and prescribed amounts, read "Class 10.1 (30%)" and "Class 54 (30%)" in Guide T4036.

Note 3:

The amount you enter in column 8 must not be more than the amount from column 7. If the amount from column 7 is negative, enter "0."

Note 4:

The immediate expensing applies to DIEPs included in column 8. The total immediate expensing amount for the tax year (total of column 9) is limited to
the lesser of:

•

the immediate expensing limit, which is equal to one of the following, whichever is applicable:

–

$1.5 million, if you are not associated with any other eligible person or partnership (EPOP) in the tax year

–

amount iii of Area G, if you are associated with one or more EPOPs in the tax year

–

zero, if you are associated with one or more EPOPs and an agreement that assigns a percentage to one or more of the associated EPOPs was
not filed with the minister in a prescribed form

–

any amount allocated by the minister under subsection 1104(3.4) of the Regulations

•

the UCC of DIEPs in column 8

•

the amount of income, if any, earned from the source of income that is a property (before any CCA deductions) in which the relevant DIEP is used
for the tax year

For more information, see Guide T4036.

Note 5:

Columns 11, 13 and 14 apply only to accelerated investment incentive properties (AIIPs) (see subsection 1104(4) of the Income Tax Regulations for
the definition), zero-emission vehicles (ZEVs), ZEPVs and other eligible zero-emission automotive equipment and vehicles that become available for
use in the year. In this chart, ZEVs represent ZEVs, ZEPVs and other eligible zero-emission automotive equipment and vehicles. An AIIP is a property
(other than a ZEV) that you acquired after November 20, 2018, and that became available for use before 2028. A ZEV is a motor vehicle included in
Class 54 or 55 that you acquired after March 18, 2019, and that became available for use before 2028, or eligible zero-emission automotive
equipment and vehicles included in Class 56 acquired after March 1, 2020, and that became available for use before 2028. For more information, see
Guide T4036.

Note 6:

For properties available for use before 2026, the relevant factors are 1 1/2 (Classes 43.1, 54, and 56), 7/8 (Class 55), 1/2 (Classes 43.2 and 53), and 0
for any remaining AIIPs not listed in this note.

Note 7:

If, in the year, you disposed of a property that you used for both personal and rental use, and your rental use of that property changed from year to year,
you must subtract any remaining personal part of this property's cost from the UCC at the end of the year. For more information, see "Special situations"
in Chapter 4 of Guide T4002.

For more information on AIIPs, CCA, ZEVs and ZEPVs, see Guide T4036 or go to canada.ca/taxes-accelerated-investment-income.

Area B – Equipment additions in the year

Class
number

Property details

Total cost

Personal portion
(if applicable)

Rental portion
(col. 3 minus
col. 4)

Total equipment additions in the year: Total of column 5

9925

Area C – Building additions in the year

Class
number

Property details

Total cost

Personal portion
(if applicable)

Rental portion
(col. 3 minus
col. 4)

Total building additions in the year: Total of column 5

9927

Area D – Equipment dispositions in the year

Class
number

Property details

Proceeds of
disposition (should
not be more than
the capital cost)

Personal portion
(if applicable)

Rental portion
(col. 3 minus
col. 4)

Total equipment dispositions in the year: Total of column 5

9926

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Protected B when completed

Area E – Building dispositions in the year

Class
number

Property details

Proceeds of
disposition (should
not be more than
the capital cost)

Personal portion
(if applicable)

Rental portion
(col. 3 minus
col. 4)

Total building dispositions in the year: Total of column 5

9928

Area F – Land additions and dispositions in the year

Total cost of all land additions in the year . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

9923

Total proceeds from all land dispositions in the year . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

9924

Note: You cannot claim capital cost allowance on land. For more information, see Chapter 4 of Guide T4036.

Area G – Agreement between associated eligible persons or partnerships (EPOPs)

Are you associated in the fiscal period with one or more EPOPs that you have entered into an agreement with under

subsection 1104(3.3) of the Regulations? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Yes

If you answered yes, fill in the table below.

Enter the percentage assigned to each associated EPOP (including yourself) as determined in the agreement.

This percentage will be used to allocate the immediate expensing limit. The total of all percentages assigned under the agreement should not be more than
100%. If the total is more than 100%, then the associated group has an immediate expensing limit of zero. For more information about the immediate
expensing limit, see Guide T4036.

Name of the EPOP

Identification number

Note 8

Percentage assigned under the
agreement

Total of percentage assigned: Total of column 3

Immediate expensing limit allocated to you: Multiply $1.5 million by the percentage assigned to you in column 3 (see note 9) . . . . . .

iii

Note 8: The identification number is the EPOP's social insurance number, business number, or partnership account number.

Note 9: If the total of column 3 is more than 100%, enter "0."

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Protected B when completed

Chart A – Non-compliant amount of expenses for short-term rentals

If you incurred an expense to earn rental income from a rental property with multiple rental units, where some rental units were used for short-term rentals,
long-term rentals, or both short-term and long-term rentals (mixed rentals), exclude the portion of the expense which is related to long-term rentals.
You must divide expenses, on a reasonable basis, between each short-term rental or mixed rental.

Enter each short-term rental or mixed rental property on a separate row. If your rental property has several units which include long-term, short-term, and mixed
rentals, enter each short-term rental or mixed rental on a separate row instead of the rental property they are part of.

Note: For the 2024 tax year only, if you had a short-term rental and that short-term rental:

•

was compliant with all applicable requirements by December 31, 2024, enter "0" in column 4. Your non-compliant amount in column 6 is zero;

•

was non-compliant with all applicable requirements by December 31, 2024, enter in column 5 the same number of days you entered in column 4. Your
non compliant amount in column 6 is equal to the amount in column 3.

For more information on short-term rentals, see Guide T4036.

Rental property address

Unit
number

Related portion of
the total from
line 9365 of Part 4

Number of days
the residential
property
was a non-
compliant short-
term rental

Number of days
the residential
property was a
short-term rental

Non-compliant
amount (col. 3
multiplied by
col. 4 divided by
col. 5)

Total non-compliant amount of expenses for short-term rentals: Total of column 6 (enter on line 9366 of Part 4)

Chart B – Non-compliant amount of CCA for short-term rentals

If you used a depreciable property to earn rental income from a rental property with multiple rental units, where some rental units were used for short-term
rentals, long-term rentals, or both short-term and long-term rentals (mixed rentals), exclude the portion of the CCA which is related to long-term rentals. You must
divide CCA, on a reasonable basis, between each short-term rental or mixed rental.

Note: For the 2024 tax year only, if you had a short-term rental and that short-term rental:

•

was compliant with all applicable requirements by December 31, 2024, enter "0" in column 5. Your non-compliant amount in column 7 is nil;

•

was non-compliant with all applicable requirements by December 31, 2024, enter in column 6 the same number of days you entered in column 5. Your
non compliant amount in column 7 is equal to the amount in column 4.

For more information on short-term rentals, see Guide T4036.

7****

Class
number

Rental property address

Unit
number

Related portion of
the available CCA
from column 18 in
Area A

Number of days
the residential
property
was a non-
compliant short-
term rental

Number of days
the residential
property was a
short-term rental

Non-compliant
amount (col. 4
multiplied by
col. 5 divided by
col. 6)

Total non-compliant amount of CCA for short-term rentals: Total of column 7 (enter on line 9367 of Part 4)

**** For each class, add the amounts from column 7 of Chart B and enter each total in column 19 of Area A , in the respective row.

See the privacy notice on your return.

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