• 1290 Burrard
      810 Suites
      Completion Date - May 2019
    • 650 41st
      2818 Suites
      Completion Date - May 2018
    • 8175 Cambie
      330 Suites
      Completion Date - July 2017
    • 4488 Cambie
      106 Suites
      Completion Date - May 2017
    • 1133 HORNBY
      164 Suites
      Completion Date - March 2017
    • 238 West Broadway
      57 Suites
      Completion Date - December 2016
    • 233 Kingsway
      43 Suites
      Completion Date - November 2016
    • 955 East Hastings
      283 Suites
      Completion Date - November 2016
    • 1722 COTTON Drive
    • # 337 339 E Hastings St.
    • 1429 W Broadway
    • 2685 Arbutus Street
    • 675 Victoria Drive
    • 5658 Hastings Street
    • 5656 HASTINGS Street
    • 2268 TRIUMPH Street
    • # 4706 777 RICHARDS Street
    • # 2205 6560 NELSON Ave
    • 801 3007 Glen
    • 309 6TH AV
    • # 115 10088 148TH ST
    • 21404 123RD AV
    • # 100 15152 62A AV
    • 14930 35TH AV
    • 6231 171A ST
    • # 58 12778 66TH AV
    • # 122 12258 224TH ST
    Thank you for registering for this event. Unfortunately, the event is over booked. If any space becomes available, we will contact you.

    Previous Events in Our Presentation Centre

    1. Saturday, September, 27th, 2014

    Presale Market Analysis & Forecast
    Les Twarog
    Award Winning REALTOR©
    David Takahashi
    Expert Real Estate Lawyer
    Les & David answer your questions about how to protect yourself when buying presales

    2. Thursday, September 25th, 2014

    Immigration Lawyer Seminar

    3. Tuesday, September 23th, 2014

    Les Twarog
    How to become a successful REALTOR © with online tools
    callrealestate.ca & alliancefirstcall.ca
    Our Real Estate School
    Presentation by School Management

    4. Tuesday, August 19th, 2014

    Les Twarog
    The Effect of Immigration on Vancouver Real Estate Market & Forecast for 2015
    Henley & Partners
    Immigration Professionals
    Professional Development & Networking Event

    Other Upcoming Events in Our Presentation Centre

    1. Tuesday, October 16th, 2014

    Real Estate Secrets
    How do I sell my home over the market price?
    Les Twarog
    Award Winning REALTOR©
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    "IMEDA Event"

    Goodbye to 2014

    Place: IMEDA Immigration Education Alliance 4041 Main Street West Stevensville ON L0S 1S0 Canada
    Date: Wednesday, December 3, 2014
    Time: 10:00 am PDT
    Sponsored by

    Info for Non-Residents Buying or Selling

    Clearance Certificate Information (Including Assignments) :
    If the owner is a Non Resident, a Clearance Certificate from Revenue Canada (New Name - CCRA - Canada Customs & Revenue Agency) has to be obtained. The process to get a Clearance Certificate can be outlined by your Lawyer or Notary Public. Depending on the circumstance, the normal fee that is charged to get this Clearance Certificate is approximately $500. It involves an accountant that the Lawyer or Notary selects to file an income tax return on behalf of the individual. The Clearance Certificate outlines to CCRA that there are no outstanding Tax issues with the property. This is especially important when there is a profit or Capitol Gain after the sale occurs. In the event the Clearance Certificate cannot be obtained by the closing date, the holdback by the Notary or Lawyer will be anywhere between 33% - 50% of the sale price. This holdback can cause a problem in the event there are not enough funds after paying off the mortgage. The normal time frame to process a Clearance Certificate is between 6-8 weeks.

    Ron Usher
    Lawyers & Notaries,
    610 - 1385 West 8th Ave.,
    Vancouver, B.C.,
    Canada V6H 3V9
    604 873 8723 - Office
    604 873 8785 - Fax
    Richard Bell, B.A., LL.B.
    Suite 610 1385 W. 8th Avenue
    Vancouver, BC
    Canada V6H 3V9
    604-873-8723 ext. 101 - Office
    778-998-3055 - Cell
    604-873-8785 - Fax
    [email protected]
    Reg Chow
    Jack Chow Ins. & Notary Services
    1-633 Main Street,
    Vancouver, B.C.
    Canada, V6A 2V4
    [email protected]
    For more information about Clearance Certificates. Our Lawyers have a really good system in place to process these certificates. An alternate contact for processing the Clearance Certificates is Alan Lowe - Chartered Accountant. You can reach him at 604-688-8318 (office) 604-688-8339 (fax) 604-671-9887 (Cell) [email protected] (email)


    There are no restrictions on non-residents purchasing property in British Columbia. There is no citizenship requirement to own land in B.C. There are restrictions on how much time may be spent in B.C. each year as a non-resident property owner. There are also income tax considerations to be aware of when a non-resident rents out a property or sells a property in British Columbia.

    Working with a Realtor
    For important information on working with a realtor please visit Working With a Real Estate Agent

    Non-residents may move permanently to Canada and may operate a business after obtaining legal status by qualifying for immigration. New Canadian immigration rules have been in effect since June 2002. There are five main categories under which individuals may apply for permanent residence to Canada under a point system. For more information about immigrating to Canada, call us at 778-888-8888.

    Part Timers
    Non-residents may stay in Canada for less than 180 consecutive or cumulative days in a calendar year. For this reason, many international buyers have bought second homes on Salt Spring Island and have adopted a '6 month here and 6 month there' lifestyle.

    When the property is ready for occupancy in 2008 the new buyer (assignee) shall complete the sale with the Developer under the same terms and conditions per the original purchase and sale agreement. Please Note: In the event buyer two (assignee) does not complete the said transaction, the developer may go after buyer one (assignor). In this case buyer one should seek Legal Advice.


    Tax Consequences
    Non-residents who overstay in Canada can be deemed to be Canadian residents for Canadian income tax purposes and be taxed in Canada on their world income, even if they have paid taxes in another country.


    Non-residents who rent out a property must, by law, remit 25% of their monthly revenue to Revenue Canada in anticipation of filing a Canadian Income Tax Return on their rental 'business' by the end of the next tax year. Timely filing of the required form confirming a net loss on the rental investment may preclude the requirement for the 25% remittance.


    When a non-resident owner sells Canadian property, Canadian law requires a 25% holdback of the proceeds of the sale pending filing of a Canadian Income Tax return by the end of the next tax year calculating Canadian tax owed on any Capital Gain. Alternatively, the owner may obtain a 'Clearance Certificate' that may be applied for in advance of the sale. This Certificate may reduce the holdback to a percentage of the capital gain instead.


    There is a tax treaty in effect between Canada and many countries, including the U.S., which allows a credit against the tax owed in Canada in the amount of what tax has been paid in the treaty country on any capital gain. Numerous countries have signed tax conventions with Canada. For details on how this may affect your status with regards to income taxation, please consult with your tax accountant.

    A withholding tax is imposed on the GROSS selling price of a Canadian real estate property sold by a non-resident. Normally, the vendor applies for a clearance certificate (T2062) to reduce the non-resident withholding tax.

    There may still be a big tax refund out there....

    The non-resident vendor may potentially claim a tax refund by filing an income tax return to report the gain on the disposition. The refund is due to the following:

    1. Selling costs (i.e. selling commission and other professional fees) are not deductible on the clearance certificate but are deductible on the tax return.
    2. The full capital gain is subject to the 25% withholding tax on the clearance certificate whereas only 1/2 of the gain is included in the tax return.
    3. The withholding tax is based on a flat rate whereas the tax returns are calculated using the personal progressive rates (for individual owners).
    4. Special claims (i.e. principal residence or donation) may be available to the vendor.
    Kindly refer to the attached spreadsheet to illustrate the tax implications for a non-resident selling a Canadian real property.

    Caution: Regulations change and exchange rates fluctuate on a regular basis. This information is provided as a guideline only. For details on how any of this information may affect your taxation or legal status, please consult with your tax adviser or nearest immigration center.

    Lam Lo Nishio, Chartered Accountants:

    We have a significant number of non-resident clients who have invested in real estate in British Columbia.  Accordingly, we have developed a high level of expertise in dealing with all the issues which arise from such an investment and we want to share this expertise to the benefit of your clients.  We are committed to serving you and your clients who have invested in BC. 

    Some of the planning ideas which we would be pleased to discuss before the deal closes are:

    • Ownership structure – What are the advantages and disadvantages of owning personally, jointly with a spouse, through a Canadian company or through a foreign company?  What is the difference between legal title and beneficial ownership?  What are the advantages and tax implications of using a Bare Trust Corporation?  In particular, if your American clients are considering using a US Limited Liability Corporation (“LLC”) to hold the Canadian real estate, please be sure that they get good tax advice from both their American and Canadian tax advisors.  There are potential tax disadvantages with respect to this structure.
    • Financing – Is it a good idea to finance to reduce income taxes, even if you have the cash?  How much should be financed in order to ensure that there are no Canadian taxes payable on annual income but also minimizes rental losses which cannot be carried forward?  How does the investor minimize foreign exchange risk?  What are the advantages and disadvantages of financing in Canada vs. financing in their home country?

    If you have suggestions as to what you and your clients would like to see in our pamphlets and on our web site, please let me know and we will do our best to add such information.  If you have suggestions regarding how we can better serve you and your clients, please let us know.

    It may interest you to know how we strive to differentiate ourselves from other accountants:

    1. Don is always personally involved in the work for all clients in some respect and this provides continuity.
    2. Our team provides services for our non-resident clients and has a great deal of experience in dealing with the issues.
    3. We generally reply to clients during the same day and guarantee to reply within 48 hours.
    4. We pride ourselves in the high quality of our work and we consider each client’s unique situation.
    5. The ownership structure of the investment is very important and will have significant tax implications upon the sale of the property.  We spend time and effort discussing the advantages and disadvantages of the various options before they buy.  For example, there can be a large difference between sole ownership and joint ownership with a spouse. 
    6. We take a practical approach with the client’s best interests in mind.  For example, they may like the idea of joint ownership, but it may not make the most sense from a Canadian tax point of view, and we say so, even though it will mean less fees for us.
    7. As another example, we discuss the option of filing an NR6 and point out that for smaller investments (e.g. ¼ share ownership in Whistler), it may not be practical.  
    8. We take a long-term approach and if there are ways to save taxes in the long term, we will advise the client (e.g. election to capitalize interest or capitalizing repairs to increase the cost of the property, thereby reducing the future capital gain).
    9. We recognize that many of our non-resident clients are not familiar with Canadian tax laws, forms or deadlines, so we take full responsibility to ensure that all forms are filed on time (this can take considerable effort following up by e-mail, fax and phone with busy people all over the world who would rather be doing something other than their Canadian taxes).  This will often save them interest and / or penalties and / or missed opportunities.  For example, if we are unable to contact the client by a deadline, we will often file the unsigned return to try to avoid the late-filing penalty and continue to follow up until we get the signed return.
    10. We work with a number of the property managers in the Metro Vancouver area for the best interests of our clients (e.g. getting information directly in order to save time, or filing the HST agency election).
    11. We have invested significant time and effort, and invested in the necessary software, and we are now proud to say that we are totally paperless.  This has allowed us to become significantly faster and more efficient.
    12. We maintain a special file with all necessary documents to support the cost base of the property in order to be able to quickly prepare the request for Certificates of Compliance when the property is sold.  We make significant efforts to obtain these documents at the time of purchase and during the period of ownership.
    13. We use e-mail for sending information and tax returns in PDF format which is easy for clients to read and review (i.e. much quicker and clearer than fax).
    14. We offer the option of purchasing “insurance” to protect the owner from the cost of a tax audit.
    15. We do not try to be the cheapest, but rather, strive to be the best.

    Thank you and warmest regards,

    Don T. Nishio, Ltd.
    Lam Lo Nishio, Chartered Accountants

    Rented Monthly

    1. Canadian Tax for Non-residents Investing in Canadian Real Estate (rented monthly)– 2 page short summary in 3-part folding format (if you wish to print double sided, it becomes a neat 1 page handout, or if you would like color copies, please notify us how many and we will send them to you).  This pamphlet would be good for the first-time “window shopper”.
    2. Tax Considerations for Non-resident Individuals Investing in Canadian Rental Real Estate (rented monthly) – 7 page detailed summary with examples of tax on rent and tax on sale.  This pamphlet would be better for the serious investor.

    No Rental Income

    1. Canadian Tax for Non-residents Investing in Canadian Real Estate (No Rental) – This pamphlet specifically relates to properties which are not rented and are owned for personal use only.  This is a 2 page short summary in 3-part folding format.
    2. Tax Considerations for Non-Resident Individuls Investing in Canadian Real Estate (which is not rented) – 5 page detailed summary of things to remember during period of ownership, with examples of tax on sale.