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
Immigration
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, go to David Aujla Immigration Lawyer , http://www.ccra-adrc.gc.ca/tax
or contact an Immigration office close to you.
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:
- Selling costs (i.e. selling commission and other professional fees) are not deductible on the clearance certificate but are deductible on the tax return.
- 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.
- The withholding tax is based on a flat rate whereas the tax returns are calculated using the personal progressive rates (for individual owners).
- Special claims (i.e. principal residence or donation) may be available to the vendor.
Kindly refer to the
attached spreadshee
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.
