Rental Property Tax & Accounting - Ontario
T776 rental income, capital gains, and investment holding company support for rental property investors.
Owning rental property is straightforward until tax time, when CCA, capital gains, and the post-2023 anti-flipping rules turn an investment into a planning exercise. How you report income, depreciate the building, and eventually sell all carry real tax consequences.
SHARP & Associates provides rental property tax and accounting for Ontario investors - from a single rental to a portfolio held in a corporation - with planning that looks past this year's return.
Common Challenges We Solve
CCA without a plan
Claiming depreciation can trigger recapture on sale. We model the recapture risk before you claim.
Anti-flipping exposure
Post-2023 rules can recharacterize a gain as business income. We analyze your dispositions against the rules.
Holding the portfolio
As holdings grow, a corporate structure may make sense. We assess holding-company and rollover options.
How SHARP & Associates helps
We prepare your T776, plan CCA with recapture in mind, handle capital gains and disposition planning including the anti-flipping rules, and assess whether an investment holding company - potentially using Section 85 rollovers - fits your portfolio.
Every property earns its own line
A rental portfolio is only as clear as its bookkeeping. Income and expenses tracked property by property tell you which units actually make money and which quietly drain the portfolio; lumped together, they hide exactly that. We set up property-level accounting so each holding's real performance is visible and your year-end reflects the truth of the portfolio.
Schedule a CallRental taxation turns on getting the deductions right: mortgage interest, property tax, insurance, repairs and maintenance, and capital cost allowance - and crucially, the line between a deductible repair and a capital improvement that must be depreciated. We apply these correctly so you claim everything you are entitled to without crossing into positions that invite review.
Capital cost allowance can shelter rental income, but claiming it has consequences down the road when you sell, through recapture. Whether and how much to claim is a planning decision, not a default. We weigh it with your broader picture in mind so the choice serves your long-term position, not just the current year.
As a portfolio grows, how it is held - personally, through a corporation, or a combination - affects tax, financing, and eventual succession. We help you think through structure with the long view in mind, so the way you hold property today still makes sense as the portfolio and your goals evolve.
A landlord with several properties needs to know more than the portfolio total - they need to know which units actually make money. Tracked individually, the numbers reveal the quiet underperformer, the property whose costs are creeping, and the one carrying the rest. We set up property-level accounting so those signals are visible, which is what lets you make real decisions about holding, refinancing, or selling.
One of the most consequential calls in rental taxation is whether a cost is a deductible repair or a capital improvement that must be depreciated over time. Get it wrong in your favour and you invite reassessment; get it wrong the other way and you overpay. We apply the distinction correctly and document it, so your deductions are both maximized and defensible.
Capital cost allowance can shelter rental income now but creates recapture on sale, so whether to claim it is a planning choice, not a reflex. Likewise, how the portfolio is held - personally, corporately, or both - shapes tax, financing, and eventual succession. We weigh both with your long-term goals in view, so the way you hold and depreciate property still makes sense years down the road.
Related Services
Rental Property Investors Questions, Answered
If your question is not covered here, we are one call away.
Ask Us AnythingSometimes, but CCA can trigger recapture when you sell. We model the recapture risk before recommending whether to claim it.
Post-2023 rules can tax a gain on a quickly-sold property as business income rather than a capital gain. We analyze your dispositions against them.
It depends on your portfolio and goals. We assess holding-company structures and Section 85 rollovers where they fit.
Yes. The initial call is free and has no obligation.
Schedule a Call
Call (905) 491-7043 or email info@sharppc.ca to schedule a call. We will review your current situation, explain our approach, and confirm the right next step before any work begins.
Let's Connect
The first call is free and there is no obligation - we will review your situation, explain our approach, and confirm the right next step before any work begins.
