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Buying or selling a home? What you should know

If you bought your home in 2016 or plan to buy a home, the Canada Revenue Agency (CRA) has information that may help you.

Principal Residence Exemption

Sold your principal residence in 2016? File a tax return and claim the principal residence exemption for capital gains.

Starting with sales in the 2016 tax year, you are required to report basic information (date of acquisition, proceeds of disposition (e.g. sale) and address) on your income tax and benefit return when you sell your home to claim the full principal residence exemption. You do not have to pay tax on any capital gain when you sell your home if it was your principal residence for all the years you owned it and did not use any part of it to earn income. A property may qualify as your principal residence for any year that you or certain family members lived in it, if none of you designated another property as a principal residence for that year.

Home buyers’ amount

If you are a first-time home buyer, you may be able to claim $5,000 for the purchase of a qualifying home in 2016.

You qualify for the home buyers’ amount if you did not live in another home owned by you or your spouse or common-law partner that year or in any of the four preceding years.

A qualifying home must be located in Canada and registered in your name and/or your spouse’s or common-law partner’s name according to the applicable land registration system. It includes existing homes, such as single-family houses, semi-detached houses, townhouses, mobile homes, condominium units, apartments in duplexes, triplexes, fourplexes, or apartment buildings, as well as homes under construction.

You do not have to be a first-time home buyer if:

  • you are eligible for the disability tax credit; or
  • you acquired the home for the benefit of a related person who is eligible for the disability tax credit.

Home Buyers’ Plan

You may also be eligible to participate in the Home Buyers’ Plan (HBP), a program which allows you to withdraw funds from your registered retirement savings plan to buy or build a qualifying home for yourself or for a related person with a disability. You can withdraw up to $25,000 in a calendar year, and you have up to 15 years to repay the amounts you withdraw. Your first repayment starts the second year after the year you withdrew the funds from your RRSPs for the HBP.

To qualify for the Home Buyers’ Plan:

  • you must be a first-time home buyer; and
  • you must have a written agreement to buy or build a qualifying home for yourself.

You are considered a first-time home buyer if, in the preceding four-year period, you did not live in a home that you or your current spouse or common-law partner owned.

You must intend to live in the qualifying home as your principal place of residence within one year after buying or building it. For more tax information for homeowners, go to cra.gc.ca/myhome.

Home Buyers’ Plan for persons with disabilities

You do not have to be a first-time home buyer to participate in this plan if you are eligible for the disability tax credit or if you acquired the home for the benefit of a related person who is eligible for the disability tax credit. The purchase must be made to allow the person with the disability to live in a home that is more accessible or better suited to their needs.

 

For more tax questions or additional information, contact any member of our tax team.

This information was made available at: http://www.cra-arc.gc.ca/nwsrm/txtps/2017/tfsk13-eng.html

2017 Tax Facts for P.E.I. Residents

 

 

 

 

 

 

 

 

Our tax team has assembled a quick and useful information sheet for Prince Edward Island residents for the 2017 tax season.

The information is available here

If you would like more information to help you with your taxes, contact any member of our team.

 

 

P.E.I. HST increases to 15% – Transitional Rules

The Maritime Provinces will soon have a uniform HST rate of 15%. On April 19, 2016, the Prince Edward Island government announced its intention to increase the HST rate to 15% effective October 1, 2016.  In certain circumstances, transitional rules are needed to determine which tax rate applies to a particular transaction, the old 14% HST or the new 15% HST.

Suppliers will generally be required to charge 15% HST on consideration that becomes due without having been paid, or is paid without having become due, on or after October 1, 2016.  For this purpose, consideration for a supply becomes due on the earliest of:

  • The day the supplier issues the invoice.
  • The date on the invoice.
  • The day the supplier would have, but for an undue delay, issued the invoice.
  • The day the purchaser is required to pay pursuant to a written agreement.

General rule

The general rule is that HST rate of 15% would apply to any consideration that becomes due or is paid on or after October 1, 2016.  This general rule applies when it comes to the supply of tangible personal property (i.e. sale of goods), supply of services, supplies by way of lease or licences, as well as the supply of intangible personal property (i.e. intellectual property, contractual rights, memberships, admissions, etc.)

Supply of Tangible Personal Property (Sale of goods)

Example 1: In September 2016, a person fully pays for an annual magazine subscription. Issues of the magazine are to be delivered each month for twelve months starting in October 2016. The HST rate of 14% would apply to the payment for the magazine subscription.

Example 2: In October 2016, a supplier first issues an invoice for an unpaid delivery of goods that was ordered by and delivered to a person in September 2016. The HST rate of 15% would apply to the invoiced amount.

Supply of Services

Example 3: In October 2016, a supplier first issues an invoice for unpaid services, which are performed between September 20, 2016 and October 8, 2016. The HST rate of 15% would apply to the invoiced amount.

Example 4: In September 2016, a person pays for round-trip air travel from Charlottetown to Ottawa, departing on October 3, 2016 and returning on October 9, 2016. The HST rate of 14% would apply to the payment for the round-trip air travel.

Leases and Licences

Example 5: On September 10, 2016, a person makes a car lease payment, as required under the written lease agreement, for a lease interval that runs from September 10, 2016 to October 9, 2016. The HST rate of 14% would apply to the lease payment. The HST rate of 15% would apply to the lease payment that is required to be made on October 10, 2016, unless the lease payment is made before October 1, 2016.

Intangible Personal Property

Example 6: In August 2016, a vendor sells tickets to a concert that will take place in January 2017. The HST rate of 14% would apply to the payment for the tickets.

Real Property

Special rules apply to the supply of real property by way of sale.  In these cases, the rate of 15% would apply to supplies if both ownership and possession of the property are transferred on or after October 1, 2016.  Conversely, the rate of 14% would apply to the sale if either ownership or possession of the property is transferred before October 1, 2016.

It is important to distinguish between the supply or real property and the supply of construction services.  Generally, if a person enters into an agreement to have a new housing constructed on land that the person owns or purchases separately, the supply would be considered a supply of construction services and the transitional rules for services, described earlier, would apply.  The transitional rules for sales of real property would however apply in respect to the purchase of the land.

There are also special grand parenting rules for sales by builders (a term defined in the Excise Tax Act) if the agreement was entered into on or before June 16, 2016, in addition to new disclosure and reporting requirements.

Real property transactions are often significant in both value and complexity; therefore, it may be wise to consult a tax professional to ensure compliance with the rules and regulations. 

Returns and Exchanges

The following rules would generally apply if a person purchases property before October 1, 2016 that is subject to the HST rate of 14% and returns it on or after October 1, 2016:

  • If the property is returned and a refund of all or part of the consideration for the property is given, the HST at a rate of 14% may be refunded in respect of the consideration or part thereof.
  • If a straight exchange is made (i.e. a swap of similar or like items) resulting in neither a refund nor an additional payment, HST would neither be refundable on the exchanged property nor payable on the replacement property.
  • In the case of any other exchange, the HST at a rate of 14% may be refunded in respect of the consideration or part thereof for the exchanged property and the HST at a rate of 15% would be payable on the replacement property.

Example 7: In October 2016, a person returns a golf club purchased in September 2016 for $200. The vendor may refund the HST at the rate of 14% on the $200 price of the golf club.

Example 8: In October 2016, a person exchanges a shirt purchased in September 2016 for $20 for a different sized shirt also costing $20. The vendor does not process the transaction as a return and new purchase. In this situation, HST would neither be refundable on the exchanged property nor payable on the replacement property.

Example 9: In October 2016, a person returns a slow cooker purchased in June 2016 for $100 and, at the same time, purchases a rice cooker that costs $120. The vendor may refund the HST at the rate of 14% on the $100 price of the slow cooker and would be required to charge and collect the HST at the rate of 15% on the $120 price of the rice cooker.

Other

Various other types of entities and transactions may be affected in different ways by the upcoming HST rate increase. The transitional rules also provide details related to:

  • Property and services brought from another province in into Prince Edward Island
  • Imported goods
  • Imported taxable supplies of intangible personal property and services
  • Financial institutions
  • Pension plans
  • Taxable benefits
  • Streamlined accounting methods and the new rates.

 

Your MRSB sales tax advisor can help you determine the effects of the HST rate changes to you and your business.

 

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