How to tell the taxman you're selling your home

Q: My husband and I just sold our family home. We have two young children and won’t be purchasing another home at this time. Instead, we’ll spend the next six months evaluating our options.

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The home we sold was our principle residence. We purchased this home 15 years ago for $182,500. We just sold it for $402,000. Do we have to pay capital gains tax on the profit of the sale of our home? If we don’t have to pay capital gains tax, do we still have to claim the money as income on our income tax return? Finally, what’s the best way of dealing with the remainder of the money so that it can be used as a down payment for our next home, when we are ready to buy? —Teri Lynn Mucin, via Facebook message

Answer from Romana King, senior editor and real estate specialist at MoneySense: Teri, you and your husband will be happy to learn that you will not owe a single dime in taxes even though you’re seeing a net profit from the sale of your family home. That’s because the Canada Revenue Agency (CRA) provides Canadian homeowners with an exemption from taxes owed on the profit made from the sale of your principal residence. To understand why, let’s take a step back. All property—and this includes your home, cottage, rental units, even stock portfolios—can rise in value over time. This increase in value is known as a capital gain (in stocks, there are other forms of earnings, but that’s not the subject of this post). In the eyes of the CRA, a capital gain is subject to tax, known as a capital gains tax. The capital gains tax is based on your marginal tax rate and is charged on only half of the profit earned from selling the property. So, if you sold an Ontario property and earned $60,000 profit on the sale, and you earn $30,000 in income per year, you would pay 10.03% on that capital gain—so, approximately $3,000 in taxes would be owed to the CRA. But there are legal exemptions. For property, the CRA provides a capital gains tax exemption on a family’s primary residence. That means you don’t have to pay any tax if you end up earning a profit on the sale of your family home. The CRA is pretty clear on what can be designated a primary residence: A primary residence can be a cottage, trailer, detached home or condo. Keep in mind only one primary residence can be claimed by a family unit (meaning your spouse or any child under 18 can’t claim a different primary residence). You can only claim one home as a primary residence in a given calendar year. (There are mathematical nuances to this rule, but for now, just assume that one house per year can be designated a primary residence.) Finally, you don’t need to sell a property to realize a capital gain (and exemption). Read more: Capital gains explained » Whenever you sell a primary residence the CRA does not require you to report this sale on your income tax return—even if you make a profit. But that changes as soon as you change the use of the home. So, if you rented out a portion of your home, at any time, you would need to report the sale of the house and then work out what portion is exempt from capital gains tax and what portion is not. (Read more, here.) Now, as to what you should do with the profit from the sale of your home. The best answer really depends on your circumstances. Will you try and buy within the next three years? If so, then your investment horizon is quite short and this means your primary goal for this money would be to protect it from market fluctuations. To do this you need to put the money in relatively risk-free investment, such as a GIC, a high-interest savings account or in a money-market fund (search our moneysense.ca site using either one of these search terms and you should find great tips). You may also want to take a portion of the profit and contribute to both your TFSA and your husband’s TFSA. Any interest or income earned in a TFSA is tax-free. This means that when you take the money out, you won’t be taxed on any revenue earned during the time it was invested. For example, take $80,000 and open up two Zag Bank high interest savings TFSAs, which pays 2.50% on your investment, and put half of the money into each account. In three years you could withdraw the initial $80,000 you’d invested into each account, as well as the tax-free earnings of $6,230 that you’d earned on that invested money. I hope this helps, but please be aware that I’m not an accountant or a legal professional. For specific advice, please seek out the advice of a professional for each particular situation.

Romana King is the senior editor and real estate specialist at MoneySense. She is also a licensed real estate sales agent. Follow her on Twitter (@RKHomeowner) or on Facebook. If you have real estate concerns or questions, please email Romana directly at [email protected] or call her on her direct line at 416-764-1382.

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Comments Cancel reply

Judy Barany says:

August 5, 2020 at 12:04 pm

My parents are elderly and presently have two properties. One is a primary residence and the other is a lakeshore property which presently has no home on the land. They would like to sell this land but are afraid of the taxes that will be taken away from this sale. Is there any advise that you can give inorder to pay the least amount of tax. Who would be the best person to speak with regarding this matter, an accountant ? Notary?
Government employee? If you could supply some advice it would be much appreciated.
Thanks,
Judy

Reply
1. Samuel Kavanagh says:
  
  August 10, 2020 at 3:15 pm
  
  Response from the MoneySense editorial team:
  
  Hello Judy, thanks for your question.
  Due
  to the large volume of comments we receive, we regret that we are unable to respond directly to each one. We invite you to email your question to [email protected],
  where it will be considered for a future response by one of our expert columnists. For personal advice, we suggest consulting with your financial institution or a qualified advisor.
  
  Reply
Kim Warren says:

September 14, 2020 at 2:32 pm

Good afternoon,
We have a rental property that we just sold. Do I report this on my CERB?

Reply
1. Samuel Kavanagh says:
  
  September 14, 2020 at 3:48 pm
  
  Response from the MoneySense editorial team:
  
  Hi Kim, thanks for the question.
  
  Due to the large volume of comments we receive, we regret that we are unable to respond directly to each one. We invite you to email your question to [email protected], where it will be considered for a future response by one of our expert columnists. For personal advice, we suggest consulting with your financial institution or a qualified advisor.
  
  Reply
Irene Fingler says:

December 28, 2020 at 2:54 pm

I have rented my home out since l remarried, and moved into my husbands home, we want to sell my husbands home in a few years and move back into my home, which would be our residence till we decide to sell it, how long would we have to live in it before we can sell it to avoid capital gains tax?
Thanks

Reply
1. MoneySense Editors says:
  
  December 29, 2020 at 11:56 am
  
  Due to the large volume of comments we receive, we regret that we are unable to respond directly to each one. We invite you to email your question to [email protected], where it will be considered for a future response by one of our expert columnists. For personal advice, we suggest consulting with your financial institution or a qualified advisor.
  
  Reply