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Foreign home buyers

Region: Ontario Answer # 0450

Non-resident Speculation Tax (NRST)

In 2017, the Ontario Government introduced the Non-resident Speculation Tax (NRST). The NRST is a tax on the price of homes bought anywhere in Ontario purchased by people who aren’t citizens or permanent residents of Canada or by non-Canadian corporations. This new tax is in addition to Ontario’s land transfer tax payable.

Effective October 25, 2022 this tax is 25%.

The geographical areas covered in the GGH include:

  • City of Barrie
  • County of Brant
  • City of Brantford
  • County of Dufferin
  • Regional Municipality of Durham
  • City of Guelph
  • Haldimand County
  • Regional Municipality of Halton
  • City of Hamilton
  • City of Kawartha Lakes
  • Regional Municipality of Niagara
  • County of Northumberland
  • City of Orillia
  • Regional Municipality of Peel
  • City of Peterborough
  • County of Peterborough
  • County of Simcoe
  • City of Toronto
  • Regional Municipality of Waterloo
  • County of Wellington, and
  • Regional Municipality of York.

The NRST is not applied to the purchase of homes where the Agreement of purchase and sale was entered into on or before April 20, 2017.

Real estate matters involve large sums of money and complicated legal issues. To get help, call a lawyer now.

Individuals and entities subject to the NRST

The NRST applies to foreign nationals, foreign entities and taxable trustees.

1.  Foreign nationals:  Individuals who are not Canadian citizens or permanent residents of Canada

2.  Foreign corporations:

– Corporations incorporated outside Canada

– Corporations incorporated in Canada that are:

  • controlled by a foreign national, or
  • controlled by a corporation incorporated outside Canada; or
  • corporations that if all the shares of the corporation which are owned by a foreign national or by a corporation incorporated outside Canada were owned by a particular person would be controlled within the meaning of section 256 of the Income Tax Act

3.  Taxable trustees: A trust with at least one trustee that is a foreign entity, or if a beneficiary is a foreign entity.

 

Types of property covered by the NRST

The NRST only applies to the purchase of land with at least one and not more than six single family residences, such as:

  • detached and semi-detached houses
  • townhouses
  • condominium units
  • duplexes, triplexes, fourplexes, fiveplexes and sixplexes.

The NRST does not apply to the purchase of multi‑residential buildings with more than six units, or to agricultural, commercial or industrial land.

 

How is the tax calculated?

The NRST is calculated on the purchase price of the residential property.  For example, if a single family detached home sold for $800,000, the NRST would be $120,000. If the purchase includes a residential property covered by the NRST as well as an excluded type of property, such agricultural land, the NRST only applies to the portion of the purchase price that relates to the residential property. For more information on the NRST, visit the Ontario Ministry of Finance website.

Underused Housing Tax

The Underused Housing Tax took effect on January 1, 2022. It is an annual 1% tax on the value of any residential property in Canada considered underused or vacant by the Canada Revenue Agency (CRA). While the tax usually applies to non-resident, non-Canadian owners, there are situations where it also applies to Canadian owners.

The penalties for failing to file an Underused Housing Tax return when it is due are serious:

  • individuals are subject to a minimum penalty of $5,000
  • corporations are subject to a minimum penalty of $10,000

For more information, visit the CRA.

New temporary law: Prohibition on the Purchase of Residential Property by Non-Canadians Act

The Government of Canada has passed a new law, the Prohibition on the Purchase of Residential Property by Non-Canadians Act. Beginning January 1, 2023, the Act prevents non-Canadians from buying residential property in Canada until January 2027. The ban applies to:

  • individuals who are not Canadian citizens or permanent residents
  • non-Canadian company owners

A residential property is defined as:

  • buildings with 3 homes or less, and
  • parts of buildings e.g. semi-detached houses or condominium units

Penalties: Any non-Canadian or anyone who knowingly assists a non-Canadian and is convicted of violating the Act will be fined up-to $10,000 and may be ordered to sell the property.

The ban does not apply to non-Canadians who are looking to rent. For more information, visit Canadian Mortgage and Housing Corporation (CMHC).

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Get legal help

Real estate matters involve large sums of money and complicated legal issues. To get help, call a lawyer now.


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