Whether the time has come to simplify your life because the house is too big, whether you need a bigger one because the family is growing, whether a professional opportunity requires you to move quickly or your real estate portfolio is in need of to be optimized, we are here to help you achieve the best possible transaction with minimum stress.
What if the mortgage interest on your new home was deductible from your income?
Indeed, for the unincorporated self-employed, this is now possible. As a result of a recent Supreme Court of Canada decision and a new administrative position by Revenue Canada, individuals can now use the “cash damming” technique to convert the non-deductible mortgage interest on their personal residence into deductible interest.
Referring to the table below, we can see that an individual who has chosen to amortize his $150,000 home mortgage (at an average rate of 6%) over a period of 20 years will be able to deduct an impressive $106,388 from his income over the years.
Using a 45% tax rate, the taxpayer will eventually be $47,875 richer after tax. In addition, the cost of using this strategy varies from very low to zero! What do you think…
Usually, the unincorporated self-employed person uses his or her gross income (sales) to pay for day-to-day operating expenses and finances major personal expenses, such as the mortgage on their home.
Using the “cash damming” technique, the same individual will use the gross income from his business to accelerate his personal mortgage payment and will now finance 100% of his operating expenses. In doing so, it will gradually transform non-deductible interest (mortgage) into deductible interest (business loan).
Jean is an unincorporated self-employed worker and in the course of his profession, he incurs $75,000 in business expenses (rent, salaries, supplies, etc.) which are, to date, paid out of his gross professional income of $200,000. Jean has also just purchased a new home for which he will assume a $150,000 mortgage.
Once the cash damming technique is in place, Jean will use the portion of his income that would normally be used to pay his business expenses to make an additional mortgage payment on his personal residence.
Then, the financial institution will allow Jean to use a mortgage line of credit for an amount equivalent to the additional mortgage payment he has just made. This way, Jean will be able to use his line of credit to pay for his current business expenses.
And since the money borrowed on the line of credit was for business purposes, John can deduct the interest on the amount borrowed from his income. He will have converted non-deductible interest (residential mortgage) into deductible interest (business line of credit).
With annual business expenses of $75,000, Jean will take just 2 years to fully convert his original $150,000 mortgage into a home equity line of credit, making the interest deductible for the remaining life of the debt.
This is how Jean will recover more than $47,875 net of taxes!
An employee, as well as a self-employed person, who owns or acquires an income property, will be able to use a different version of cash damming in order to transform the non-deductible interest of his residential mortgage into deductible interest.
In fact, in such a situation, the individual will only have to use the portion of his rental income that would normally have been used to pay the operating expenses of the rental building (taxes, insurance, maintenance, mortgage payments, etc.) to make an additional mortgage payment on his personal residence. And just like Jean in the previous example, once this additional payment is made, the individual will then use his mortgage line of credit to pay for the current disbursements on his income property.
And since the amounts borrowed on the mortgage line of credit will have been borrowed for business purposes, he will have gradually transformed non-deductible interest (residential mortgage) into deductible interest (business line of credit).
Since there are other planning strategies available to maximize the tax benefits of the cash damming technique, consult a professional who can develop a strategy that is perfectly suited to your needs, taking into account the following aspects, among others:
It is increasingly common for an individual to have to relocate to another municipality as a result of obtaining a new job or transferring (voluntarily or involuntarily) to another location from their current or future employer.
For practical reasons, this person will probably consider selling his or her house to be closer to his or her new place of work. Perhaps good news awaits him…
In fact, the real estate broker’s fee, as well as all moving expenses, could become fully deductible from income earned at the new location!
Both federal and provincial tax laws provide that when an individual changes his or her place of residence in Canada because he or she is or will be employed at a new place of work, or because he or she will be carrying on business at a new place of work, he or she may deduct eligible moving expenses, including real estate broker’s fees, to the extent that his or her new residence (house, rented apartment, condo, etc.) allows him or her to be at least 40 kilometers closer to his or her new place of work (regardless of whether he or she will be working on a full-time or part-time basis).
We can therefore see that many expenses are eligible for deduction; even the notary fees and the transfer tax of the new residence can be deducted, if the old residence is sold and a new residence is actually acquired!
Note that individuals who have moved in recent years and were eligible for these deductions but failed to claim them, may apply to Revenue Canada and Revenue Quebec for a retroactive refund, provided that no more than 10 years have elapsed between the year of the move and the year of the claim.
If you paid expenses in any of the years following your move, you can now deduct those expenses from income in the year you paid them.
Your deduction cannot exceed the amount of income you earned at your new place of employment. However, you can carry forward any unused portion to future years or until your income at your new location allows you to deduct it. Note that the move does not have to take place in the same year as the change in work location, but must, among other things, have taken place because of the change in work location.
The comparative market analysis is prepared especially for you, by analyzing properties similar to yours. It is therefore important for the Real Estate Broker who represents you, to have evaluated your property with full knowledge of the facts. This evaluation should start with a visit of the premises in order to have a professional and critical look on your property and also to know your selling objectives.
The purpose of this analysis is to determine the best selling price for your property, while ensuring that it sells within a reasonable time frame. Ultimately, the selling price established will be the highest expected selling price given the current market.
The comparative market analysis is based on properties comparable to yours that have recently sold in your area. Such an analysis provides an accurate picture of the value of your property in the current market.
This market analysis ensures that you establish the right selling price for your property, right from the start.
You will also find in this market analysis other information relevant to the sale of your property and the market in which it evolves.
Beware of virtual or telephone assessments. A dealer will never give you an exchange value over the phone… Why would a broker, or better yet, a buyer, do this? You could also be losing without even realizing it.
The first impression of visitors is crucial. Often, everything is decided as soon as they see the main entrance to the house. Make sure everything is clean and in good repair, including the lawn and landscaping. Remove dead leaves and hide trash. If it has snowed, clear the stairs and the entrance.
Touching up paint, replacing damaged wallpaper, patching exposed cracks, and repairing broken tiles will give your home a new look.
It is the finer details that testify to the general appearance of a property. Take the time to check the operation of the doors, drawers and windows. Make some repairs, if necessary.
The attic, basement and other storage spaces should not be neglected. brighten everything up and don’t hesitate to apply a coat of paint if necessary.
It pays to tidy up the cupboards: potential buyers are looking for spacious and convenient storage spaces.
These parts greatly influence the buyer’s decision. Clean faucets, caulk cracks, wash towels and linens, free counters. Everything must shine clean!
On evening visits, leave all exterior and interior lights on, and replace bulbs as needed. The house will appear warmer and more welcoming.
Your RE / MAX broker and the potential buyer should be able to chat calmly if you want to achieve the best possible results. Turn down the volume on your devices and turn off the TV. Be welcoming and attentive, but avoid distracting visitors, who are potential buyers. The broker will take charge of leading the visit.
Animals are man’s best friend. However, keep them at a distance: some people dread them or are allergic to them; they risk cutting short their visit in their presence.
Your RE / MAX broker knows the needs and desires of visitors; he will know how to present them all the advantages that your house offers. If you want to ask him certain questions, avoid doing so during visits. You have to be patient if you want to sell your furniture and accessories to a visitor. Inform your RE / MAX broker of your intentions; he will intervene at the appropriate time.
To sell your house, condo or any other type of property, you have two choices: do business with a real estate broker or even try to sell yourself. With websites aimed at owner-sellers, you wonder why you should do business with a real estate broker. The answer is simple: a real estate transaction is complicated, and the more the years go by, the more complex it is: assess, negotiate, qualify buyers, inspect, fill out legal forms, discuss inclusions and exclusions, the date. occupancy, etc.
Real estate professional trained according to a rigorous program, the real estate broker is able to accompany you in each of these stages, and this, with ease. His competence, his network of contacts, his knowledge of the different aspects of a transaction as well as his mastery of the art of valuation and negotiation make him the perfect ally to sell your house, your condo or any other type. of property.
According to a recent OACIQ study, it is the perception of saving money, the impression that a property is selling itself and the confidence to have the required skills that motivate owners above all. for sale by themselves. On the other hand, the seller adhering to these beliefs neglects the advantages of doing business with a real estate broker and forgets that he is the most competent and impartial to obtain the best price at the best conditions.
The owner also forgets that the majority of buyers already use the services of a real estate broker and, thus, will not be interested in properties for sale by the owner since their broker would not accompany them in the buying process. In the same vein, access to the network of Quebec real estate brokers through the inter-agency registration service (Centris, MLS) allows the owner to obtain much more visibility with buyers and with other real estate brokers working for buyers. In addition, taking charge of each step of the transactional process, from viewing the property to signing the contract, including negotiations, is a process requiring experience and many hours of work. By doing business with a real estate broker, the owner frees himself from his tasks, which allows him to save time, avoid mistakes and have peace of mind.
Reimbursement for charging stations (fully electric vehicle or plug-in hybrid electric vehicle)
Tax credit RenoVert
Tax credit for upgrading residential wastewater treatment facilities (This tax credit applies for the years 2017 to 2022 only.)
GST and QST rebate : new housing and major renovations
Econologis – Seasonal program (October to March) to help save energy for low-budget households
Aims to financially help low-income owner-occupants who live in rural areas to carry out work to correct major defects in their home.
Free personalized report of your electricity consumption : Residential diagnosis “Consume better”
Adding new devices ~ Replacing existing devices (Hot water boiler, hot air heating, water heater, combo system)
Programmable electronic thermostat (Incentive amount of $ 25 for the installation of an Energy Star qualified programmable electronic thermostat and $ 100 for the installation of an Energy Star qualified smart thermostat.)
A move involves a lot of changes on several fronts. In order to move hassle-free and to make sure you don’t forget anything while being as efficient as possible, follow our guide or download the complete file on the preparations for the move in PDF format.
Download Planning Tips in PDF Format
Planning is an important, if not essential, step for a successful move. But where to start ? How to proceed ? What to do to not forget anything and be ready for the big day? Here is our step-by-step advice from the pros:
No matter how old your children are, moving is an important event for them and they may need to be reassured. In order to limit the stress they might be feeling, discuss this new life with them by bringing up the positives and listen to their impressions. They may have a misconception of this change and imagine that they will lose their bearings (furniture, toys, friends, etc.). Reassure them.
Explain that you will bring any items they care about and that they can keep in touch with their friends. To make this move as peaceful as possible for your children, make sure you always approach this issue with enthusiasm and positivism.
Involve them in the process by showing them pictures of your new home or by showing them around. Tell them about the surroundings, the parks, the friends they can make, the activities they can practice in this new area (if so). If your children change schools, go see it and visit it if possible. Tell them about their new room and consult them on the choice of colors and decoration. In this way, they will be better prepared for this new life that is beginning.
Involve them in the preparations so that they feel fully involved. Assign them tasks that are appropriate for their age. For example, let them pack their personal items themselves. They will thus see that they have full control over what they want to do with their favorite items. It will also make it easier for them to find their bearings once they have entered your new home.
Are you selling your house and buying one? Agreeing on a date should work for both parties. Try to negotiate to your advantage, while accommodating the buyer of your home and the former owner of the one you bought.
Are you currently a tenant and have a lease? Know that you are responsible until the last day. Once you’ve set a date with the sellers for your new home and if it doesn’t match your lease end date, talk to your landlord to make a deal. Perhaps he will hand you over the responsibility of finding a tenant for your scheduled departure date. Some owners are very understanding and decide to take care of it themselves. In short, be vigilant and aware of your responsibility towards this contract.
You don’t have to move stuff you don’t use anymore. Take this opportunity to comb through your home and sort out your items and figure out what you want to do with them. If you have things that just accumulate dust or take up space for nothing, don’t be afraid to get rid of them, now is the time!
Having a garage sale can then be the perfect option. This way you will be able to enjoy some extra cash. You might even be surprised at the amount raised! This can help you defray certain costs related to the day of the move. To make your garage sale a success, here are the steps you can take:
Prepare the sale:
Call your municipality to find out if you need a permit.
Select the goods to sell and establish the price.
Make sure you have a good quantity and variety of things to sell, it will be more appealing to passers-by and you will have something for all tastes and budgets!
Label the items, keeping in mind that your customers are likely to want to negotiate!)
Set a date (make sure it’s a weekend)
Put up posters in your neighborhood to advertise your garage sale. You can also place an ad in the local newspaper about a week or two in advance, listing dates and times. Also prepare a sign that you can place in front of your house on the day (s) of the sale.
The day of the sale
Make sure you have enough change.
Have a calculator, spare labels and pens handy.
Arrange small items on tables and distribute the rest attractively.
If you have clothes to sell, use a rolling rack to hang them.
Only accept cash
Be more negotiable on your asking prices towards the end of the day, to get rid of as many items as possible.
Anything that won’t be sold at the end of your day can then be donated to charity. Here are a few :
You will even find blue containers identified with the FQDI at the intersections of certain streets where you can drop items yourself. For larger furniture and items, you must make an arrangement with them.
Religious establishments
Various charities
Start with the items you are unlikely to use. For example, pack out-of-season items or Christmas decorations. You can also take the opportunity to wrap some toys in which your children show less interest and that they will be happy to see in a few weeks. You can also pack glassware or various items that you use less often, making sure you have the minimum necessary on hand for smooth operation. Ask everyone to participate in this step and sort out things that they could be without for a few weeks.
Are you moving to a smaller location than where you are now? Is there a delay between the date you have to leave your current home and the date you move in? If there is furniture that you cannot find a place in your new home, but that you care about, storage might be a good option. Here are some tips to enlighten you:
Make sure you determine your needs (Size of the space, heated or not? Storage time, proximity to your home, etc.).
Call several storage companies to get cost estimates and compare. What insurance plans are offered?
Visit a few to make sure the area looks safe and well-maintained.
Rest assured that you have easy access to your storage location. Some facilities are open 24 hours a day, while others have specific hours of operation.
Determine how you will take your belongings there. Do you have to rent a truck? Once you arrive at the scene, does the company take care of transporting your goods from the truck to your premises?
Do you want to move yourself? If you choose this option, here is the procedure
Contact several truck rental companies for their rates and ask them to help you determine the size of truck you will need based on the goods you own. Confirm with them what type of material they provide (blankets, hand trucks, straps, boxes, etc.)
Make sure you estimate the distance to travel between the two homes and roughly calculate the total cost based on the number of kilometers. You will be able to get an idea of the total cost and compare with those of a moving company.
Reserve your truck in advance, especially if your move is planned for a period of increased traffic, namely June and July.
Check with your insurance company to see how your goods are insured during transport.
Make sure you have enough people to help you on moving day and that they are able to lift heavy loads as well!
Plan a small budget to buy food and beverages for the assisting team. Treat them, they will be happy to help you!
Do you prefer to give the mandate to professional movers? Here are the important points to consider:
Get quotes from various companies to compare rates. In high season these are higher and less negotiable.
Find out about the insurance offered by these moving companies.
Plastic containers in which you can transport items to store (off-season clothing, sporting goods, etc.) Once in your new home, leave these items in the bins and clearly identify them. You will then easily find your way around when the time comes to use them.
Give as much information as possible about the particularities of the home you are leaving and the one you are moving into. (Ex .: elevators, several stairs, difficult access, etc.) In this way, the analysis of the hours allocated to the move will be more accurate, so the estimated cost will be as well.
Check, if possible, the reputation of the companies approached with your contacts.
What are the costs you will need to plan for the move? The notary fees, the Welcome tax, the rental of the truck and the inspection, are surely expenses that you have already foreseen. But have you thought of everything? Here are some possible fees to consider:
Make sure you determine your needs (Size of the space, heated or not? Storage time, proximity to your home, etc.).
Call several storage companies to get cost estimates and compare. What insurance plans are offered?
Visit a few to make sure the area looks safe and well-maintained.
Rest assured that you have easy access to your storage location. Some facilities are open 24 hours a day, while others have specific hours of operation.
Determine how you will take your belongings there. Do you have to rent a truck? Once you arrive at the scene, does the company take care of transporting your goods from the truck to your premises?
Have you found your new home and are about to move? The Emmanuel Paquin Team in partnership with the Quebec companyMovingWaldo has a solution for your address changes.
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The Organisme d’autoréglementation du courtage immobilier du Québec (OACIQ) has designed this guide to assist you throughout your efforts to sell a property.
There you will find the main steps to take before and during the sale of your home, as well as many practical tips that will help you make your real estate transaction hassle-free.
This guide is intended as a practical memory aid. However, it does not replace the advice of a broker or an agency working in the real estate or mortgage field. Its content applies only to the sale of a residential building. Certain concepts specific to buildings held in divided co-ownership or in joint ownership are specified in places, but this content is not exhaustive.
