My name is Mark Goodfield. Welcome to The Blunt Bean Counter ™, a blog that shares my thoughts on income taxes, finance and the psychology of money. I am a Chartered Professional Accountant. This blog is meant for everyone, but in particular for high net worth individuals and owners of private corporations. My posts are blunt, opinionated and even have a twist of humour/sarcasm. You've been warned. Please note the blog posts are time sensitive and subject to changes in legislation or law.
Showing posts with label passive income. Show all posts
Showing posts with label passive income. Show all posts

Monday, March 5, 2018

2018 Federal Budget

The Daily Telegraph, a national British newspaper, once commented on a Federal Budget by saying that; a “budget is like going to the dentist, there has to be pain now or the future health of the economy is at risk”. While I may want to debate that assertion another time, I took their comment literally. Last Monday I started off the week with a root canal on my bottom left tooth and was supposed to have an extraction on Friday for another tooth on the top left of my mouth. Unfortunately, or fortunately, I am not sure which, the Friday appointment was re-scheduled until the middle of tax season. Thus, I was not in a good frame of mind to write my usual detailed review of the federal budget, presented last Tuesday, February 27th.

Setting aside my tooth pain, the budget contained surprisingly few new proposals (which you can read about in this excellent BDO LLP budget summary) other than the introduction of new rules relating to the taxation of passive investment income (generally made-up of interest, dividends, capital gains and rental income) in private corporations. Today I will briefly discuss these new rules.

Passive Investment Income Taxation


The initial proposals set forth by the Liberal government in July and October of 2017, in relation to the passive income rules were very complicated and would have been an administrative headache for small business owners and accountants. There was also some concern that the proposals could result in a tax rate approximating 73%.

In issuing the new rules in last week's budget, the government clearly listened to the various comments made by small business owners and their advisors. The new rules are simple and clear and target those taxpayers the government seemed to be offended by in the first place, professionals and other service providers who were accessing the small business deduction.

While the aforementioned taxpayers who have accumulated significant passive assets for retirement based on the old rules will not be happy, there are many other small business owners and professionals, who let out a collective sigh of relief. Corporations (including professional corporations, typically partners in large professional firms) already subject to the general tax rate of 26.5% or so (depending upon your province) and investment companies that hold only passive investment assets, will continue under the current regime without any new restrictions.

Under the new rules, which are applicable for taxation years beginning after 2018 (so for companies with non-December year-ends, the rules may not apply until 2020) the Small Business Deduction (“SBD”) is phased out once passive income exceeds $50,000 at the rate of $5 for every $1 of passive income, or $50,000 for every $10,000 of passive income.

It is important to note that the test is for a corporation and its associated corporations. Therefore, if your operating company has no passive income, but your Holdco has $75,000 of passive income, you must combine the two and your operating company will have a reduced SBD.

The chart below illustrates how this will work.

Passive Income
Earned
Small Business
Deduction Available
$50,000
$500,000
$70,000
$400,000
$90,000
$300,000
$110,000
$200,000
$130,000
$100,000
$150,000
$nil

Somewhat lost in the discussion is that the SBD is just a tax deferral, not an absolute tax savings. For example, if you flow through a $100,000 taxed at the small biz rate and a $100,000 taxed at the general rate to a shareholder, there is likely only a net after-tax difference of a $1,000-$2,000 dollars, depending upon the province. So to be clear, you are not paying more tax, just paying it earlier.

Private corporations subject to the new rules will lose a tax deferral from $1 to around $65,000 or so (depending upon your province and assuming the provinces follow suit. If not, the amount will be lower) if the full $500k SBD is clawed back. In simple terms, at the maximum reduction, you will have to pay $65k (could be less depending upon the province) in tax earlier than under the current tax rules and you lose the ability to grow your retirement assets by the return on that yearly $65k.

Double Your RDTOH Pleasure


Part and parcel of the above changes to the SBD, the government has also proposed to create a second refundable dividend tax on hand ("RDTOH") account for eligible dividends, called, not unexpectedly, the “Eligible RDTOH”.

Under the current rules, where a private company earns investment income, the corporation is taxed at a high rate, typically 50%, of which 30% or so is refundable and 20% is a hard tax. Where the company also earns low rate small business income, the dividend refund can be caused in part from this lower rate tax and the shareholder can benefit from both a corporate dividend refund and a low rate eligible dividend designation.

To prevent this from happening in the future, the new rules essentially create two RDTOH accounts, non-eligible and eligible and upon the payment of a non-eligible dividend, the company must first access its non-eligible RDTOH before it can access its eligible RDTOH. I am sure this is clear as mud.

To further muddy the waters, there will ordering and transition rules, which are described in detail in the BDO tax memo I link to above.

As result of these new rules, which are also applicable for taxation years beginning after 2018, you will want to discuss with your accountant whether it makes sense to pay a large dividend prior to the application of the rules to clear out your current RDTOH.

This site provides general information on various tax issues and other matters. The information is not intended to constitute professional advice and may not be appropriate for a specific individual or fact situation. It is written by the author solely in their personal capacity and cannot be attributed to the accounting firm with which they are affiliated. It is not intended to constitute professional advice, and neither the author nor the firm with which the author is associated shall accept any liability in respect of any reliance on the information contained herein. Readers should always consult with their professional advisors in respect of their particular situation. Please note the blog post is time sensitive and subject to changes in legislation or law.

Monday, October 23, 2017

Tax Planning Using Private Corporations - The Liberal’s go with Piecemeal Announcements


I have pushed back my second post on tax efficient investing to next week so I can comment on the Traveling Libburys tax damage control tour (instead of Dylan, Petty, Lynne, Harrison and Orbison, we got Justin Trudeau, Bill Morneau and Bardish Chagger).

The tour this week made stops in Stouffville Ontario, Hampton New Brunswick, Montreal Quebec and Erinsville, Ontario. At each location, the government provided a new tax morsel and comment on its tax proposals. However, without any details, many people are still not quite sure what the proposals really say or look like. A friend told me this is like a Trump tweet; do you take them at face value or is there more to them?

This is what we were told last week by the Prime Minister and Finance Minister in respect of the taxation of private corporations.

Income Splitting


The government announced the following in respect of the income splitting proposals:
  • It has committed to lower the small business tax rate to 10 per cent, effective January 1, 2018, and to 9 per cent, effective January 1, 2019. To be clear, this reduction is a drop from the current 10.5% rate and the provincial tax still needs to be added on. So for example in Ontario, the rate will drop to 14.5% from 15% for 2018.
  • The proposals to limit the ability of owners of private corporations to lower their personal income taxes by sprinkling their income to family members who do not contribute to the business will remain.
  • It will simplify the proposed measures with the aim of providing greater certainty for family members who contribute to a family business. Specifically, "the Government will work to reduce the compliance burden with respect to establishing the contributions of spouses and family members including labour, capital, risk and past contributions, better target the proposed rules, and address double taxation concerns". I would suggest this will be much easier said than done and I would expect this determination to be fraught with issues.
  • It will not be moving forward with proposed measures to limit access to the Lifetime Capital Gains Exemption. I would not be surprised to see specific exclusions in the 2018 budget to this rule, such as excluding the exemption for those under 18.

Passive Income Proposals


This proposal was probably the most contentious issue to most small business owners who felt the initial proposal would impact their retirement planning and ability to fund the ups and downs of a business. The government gave a little here, but given the potential massive complexity of tracking passive income and the fact they say only 3% of the businesses will be caught by the rules, this is the one area I feel they should have left the status quo. Not one tax professional I spoke to understood how this is really going to work and could see any type of legislation that will not cause massive complexity and extra accounting costs to small businesses.

Here is what the government said:
  • The new rules will not apply to existing savings and income from those savings (thus some kind of tracking mechanism will have to be put in place. I see this as an accounting and tax nightmare, how do you track amounts contributed from this pot of funds back into the business and then taken back out, let alone track the income earned from the existing pot of funds. Are the original funds referenced going to be current investments only, at cost or fair market value, will they include cash in the business or is the initial savings the current retained earnings)?
  • The existing rules will apply on investment income earned from new savings up to a maximum of $50,000 of passive income in a year (equivalent to $1 million in savings, based on a nominal 5% rate of return). To the extent investment income from new investments exceeds $50,000 in a year, the new punitive tax rates will apply. The wording here is very simplistic and has been interpreted differently already by many commentators. The devil will be in the details.
  • Incentives are in place so that Canada’s venture capital and angel investors can continue to invest in the next generation of Canadian innovation.

Capital Gain Stripping


Finally, the government announced these proposals will not move ahead. This is a head-scratcher. As  I noted in my last blog post on this topic, many would argue some of the tactics used here while legal, were aggressive. The issue in relation to capital gains stripping was the proposals were causing business transition issues and double taxation on death by not being able to use a "pipeline" planning technique to prevent double tax.

This is what the government said:
  • They will not be moving forward with measures relating to the conversion of income into capital gains. "During the consultation period, the Government heard from business owners, including many farmers and fishers that the measures could result in several unintended consequences, such as in respect of taxation upon death and potential challenges with intergenerational transfers of businesses. The Government will work with family businesses, including farming and fishing businesses, to make it more efficient, or less difficult, to hand down their businesses to the next generation".

The National Post reported (sorry link has disappeared) that Mr. Morneau said “What I’m announcing this morning is we’re going to take a step back and reconsider that aspect of our tax reform proposal,” and "the government will instead embark on a year of consultations aimed at developing new proposals".

Thus, I think it fair to say, we may not have heard the end of these rules and the Liberal's will likely move to judiciously carve out the aggressive stripping while ensuring succession and estate planning are not side-swiped.

As noted at the outset, we are lacking clarity. We have no details, legislation, examples or FAQ, let alone confirmation or whether the effective date of these proposals has changed? We still have partial or full tax planning paralysis because of these ad hoc proposals and revisions.

In my humble opinion, the main miss here is the passive rules. The complexity of these rules will be overwhelming for such little tax gain to the government.

This site provides general information on various tax issues and other matters. The information is not intended to constitute professional advice and may not be appropriate for a specific individual or fact situation. It is written by the author solely in their personal capacity and cannot be attributed to the accounting firm with which they are affiliated. It is not intended to constitute professional advice, and neither the author nor the firm with which the author is associated shall accept any liability in respect of any reliance on the information contained herein. Readers should always consult with their professional advisors in respect of their particular situation. Please note the blog post is time sensitive and subject to changes in legislation or law.

Monday, May 12, 2014

Rental Properties - Everything You Always Wanted to Know, but Were Afraid to Ask

In August 2011, I posted a blog titled “The Income Tax implications of Purchasing a Rental Property”. There are 300 comments and answers on this post (so many that I added a note at the end of the blog a while back, that I would stop answering questions on this specific post). I recently read through the comments and realized there were several excellent questions that have probably been “lost” in the morass of questions. Today, I have decided to highlight some of the better questions. In some cases I have expanded my answers.

Questions and Answers Related to Rental Properties


Q: With respect to rental income being considered passive and therefore taxed at the high rate - is there are certain point or threshold when a real estate company's rental income is considered active and therefore eligible for the small business deduction? Is it still considered passive when you grow to a certain number of properties or employees?

A: Chris, great question, the answer is yes. A real estate company would be considered a specified investment business and not eligible for the small business deduction. However, if the corporation employs greater than 5 full time employees, the income is deemed active and eligible for the small business rate of 15.5% or so depending upon your province. I have clients with multiple corporations, each owning a single rental property. If one of the corporations has more than five employees, who really are also employees of the other corporations, it may be problematic to claim the active tax rate in that corporation. You may be able to utilize a management company, however, where the rental properties are residential, they cannot claim back the HST they pay, so a management company may not work.

Q: This is the best rental property tax blog that I have seen for Canada (Bloggers note: I just selected this question because of the opening sentence to this question :).

My question is about net loss and the government. My husband and I make over $300K in combined income. We own a 1.3 Million dollar home and it has no mortgage. We are looking at purchasing a property which is close to 2 million dollars and finance the whole amount (based on LOC and new mortgage). It will clearly generate a net loss even if we get the maximum rental income. We have done the math and the savings on taxes and a moderate appreciation of the property is well worth it. We currently have a condo rental
which has generated a modest profit for the past 5 years. Does the government care if you generate a loss for an extended period of time (over 10 years)? Thank You!

A: Flattery will usually get you everywhere. But in your case, it will only get you a link to a Torys LLP newsletter. Although the link is dated, it should answer your question.This is really a question on the "reasonable expectation of profit" doctrine.

The key comment in the Tory's newsletter is the following: “Essentially the court have held that where an activity is a commercial activity – that is, it does not have a personal element-there should not be judicial or CRA scrutiny of the taxpayers business judgment for the purpose of determining whether or not the activity is a source of income".

As per the comment above, commercial activities are problematic for the CRA to attack, so they have been going after taxpayers who claim losses with any kind of personal element.

Q: My husband and I have a duplex in both our names. Both units are rented out at this time. My husband is the sole provider for the family and I stay at home with the kids. My question is how do we claim the rental? Do we claim it 50/50 or does my husband claim 100% since he is responsible for the expenses etc.

A: Legally if ownership is 50/50, you must report the income 50/50. However, for income tax, there is the issue of income attribution. i.e.: whose money was used to purchase the property or was it a Line of Credit with both names. If your husband used his money and put the property in both your names, then technically all the rental income or losses should be reported by him. Although technically incorrect, many spouses seem to ignore the attribution rules and report income/losses on a 50/50 basis.
 
Q: Hi, I love your blog and how accessible you are, thank you so much for your contributions! I have a very old house that I have been renting for five years now. The roof has to be repaired or it will soon start to leak. We want to replace the roof with life-time guaranteed shingles. Is this kind of expense a current expense since it's required to maintain the current quality of the house or a capital expense since it also increases the value of the property?

A: Great question. Technically the CRA may say you have improved your roof by purchasing shingles that are better than the prior shingles or the lifetime guarantee makes them better than the prior shingles and thus the cost should be capitalized. However, I would suggest that the majority of accountants would likely expense the cost and argue this is purely a repair, but it is not 100% clear. 

Q: I purchased a revenue property in Quebec 5 years ago and I am planning on possibly selling it this year. Can I amortize the capital gains from the sale over 5 years? I am considering possibly selling it and buying another revenue property immediately afterwards. I.e. during the same year. I was told that if did do this then the capital gains from the sale of the property would not need to be declared since I am using the profit to buy another property. Is this true?

A: For capital gains there is typically a five year reserve available where all the proceeds have not been received on sale, see this example. In respect of the second part of this question, you are asking about the replacement property rules. These rules would not typically apply to rental property purchases and re-purchases, but relate to business properties replaced. This paper from CGA Magazine discusses the issue.

Q: I have a couple of rental houses and currently considering incorporating them to credit proof my personal assets. I understand that the rental income is treated as passive income so no benefit, but is there a difference if the rental property was sold through a corporation or held personally - i.e. can the capital gain be reduced capital gains exemption?

A: The capital gains exemption is not available on the sale of shares where the underlying asset is a rental property not used in an active business. The benefit of incorporation is pretty much creditor proofing and maybe some income splitting with your spouse depending upon the circumstances.

Q: Hi, Great blog. I purchased a 2 floor office condo (525k, 2800 soft) and its part of a 6 unit block of 2 floor office condos. One floor I rent out and one floor I use for my business. I can't find anything to indicate the value of the land for tax allocation. Do you think using the 10% rule of thumb would be appropriate in this situation and would a rule of thumb satisfy CRA?

A: Where there is no hard evidence to determine the allocation between land and the building, it would not be unusual for many accountants to use 10% for land related to a condo. That does not mean it is correct and that the CRA would not challenge the allocation, however, I have not seen the CRA challenge this.

Q: What are the tax implications of purchasing a home for myself and family to live in as our primary residence and renting out the basement. Would it be the same implication if we put an addition on the house but we still occupied more than 50%. Thanks.

A: This is what the CRA says, I think their response answers both your questions.

"It is the CRA’s practice not to apply the deemed disposition rule, but rather to consider that the entire property retains its nature as a principal residence, where all of the following conditions are met:

a) the income–producing use is ancillary to the main use of the property as a residence;
b) there is no structural change to the property; and
c) no CCA is claimed on the property.

These conditions can be met, for example, where a taxpayer carries on a business of caring for children in the home, rents one or more rooms in the home, or has an office or other work space in the home which is used in connection with business or employment. In these and similar cases, the taxpayer reports the income and may claim the expenses (other than CCA) pertaining to the portion of the property used for income–producing purposes".

Q: I have a question about % used for business on my tax return. We have a cottage rental property. We open it in the spring and close it in the fall. Out of the 16 available weeks, it was rented 12 weeks, vacant 1 week, and personal use for 3 weeks. The 1 vacant week was advertised for rent but we did not get a booking. The remaining 36 weeks a year, the cottage is not accessible, the roads are not maintained and the
cottage is not heated.

How do I calculate percentage used for business? Is it just the rented weeks (12) or available for rent weeks (13)? And in the denominator, can I use 16 weeks or do I have to use the whole year.

A: See the discussion in this paper about your issue.

The paper says this. “In the Morris case, the decided that the portion of the operating losses to be written off against income was the percentage that is was available for rent during the operating season. Since the cottage was frozen for a portion of the year and therefore not rentable, the expenses for that period of time were not deductible.

As a result of these decisions and others, the Canada Revenue Agency is taking the position that if you use the property personally and rent it out the rest of the time, your business use is only the period when you can "Reasonably expect to rent out the property.”

Keep in mind that this is the CRA’s view, I am sure lots of people do not necessarily agree with their position, but if you take an alternative position, you may be challenged.

As you will have observed from the above Q&A, some of the income tax issues that arise in respect of owing a rental property are complicated or fall into a murky grey area. I would suggest that if you own a rental property, you should probably have an accountant assist with your income tax return.

The blogs posted on The Blunt Bean Counter provide information of a general nature. These posts should not be considered specific advice; as each reader's personal financial situation is unique and fact specific. Please contact a professional advisor prior to implementing or acting upon any of the information contained in one of the blogs. Please note the blog post is time sensitive and subject to changes in legislation or law.