Tag: #realestate

Tax Benefits of Real Estate Investing

Update Dec 14, 2024: Added Newsletter Email Archive at End of Post.

There are many tax benefits to real estate investing in Canada. The first and most obvious one is that you are not taxed on capital gains when you go to sell your primary residence. The idea is that a primary residence is not really an investment and can often cost a bunch more money than it makes you. So dollar for dollar you can move that money into a different home, minus realtor fees, lawyers, and land transfer tax (which don’t get me wrong, can add up). By contrast when you sell an investment property or stocks for that matter you will get hit with capital gains tax on 50% of the appreciation which gets added to your income and taxed at whatever brackets it fits into. This does not occur on your primary residence which is a very big advantage for people who are already in the property ladder and are either moving up or downsizing their home to fund their retirement. If you happen to have built up a good amount of home equity in your primary residence this can provide you with a significant amount of tax free money and save you hundreds of thousands of dollars on taxes in some cases.

Just because a primary residence is a very advantageous assets in term of tax benefits. Doesn’t mean you should discount the tax advantages of purchasing investment properties in the form of residential rentals or commercial properties. These have many similarities and differences. Depending on what type of property you want to manage you might prefer one over the other. You may want to speak with a tax accountant and a lawyer about the best corporate structures if you want to have a large portfolio of properties as they will be able to best advise you on your situation and how to make the most of the tax advantages. For now lets begin by discussing the tax advantages of investing in a regular residential investment up to 6 units (generally anything beyond 6 units is usually considered multi-family commercial). The first thing to understand is that the tax law views purchasing a rental property in a different way than purchasing a primary residence. The laws sees this as an investment with a profit motive, you can think of the investment home purchase almost as it’s own little business. Ideally it is making more money than it is costing the business to operate, or it is growing in value faster than the money you have to put into it to keep it afloat.

The first advantage to owning a rental property is something called depreciation. The CRA calls this CCA (Capital Cost Allowance). When you purchase an asset to run a business (a capital expense), you are allowed to depreciate it a certain percentage every year depending on which CCA class it falls into. The idea is that as you use the asset you bought to run your business, it wears and tears and may even require additional expenditures (such as paint, appliances or new wiring). All of these expenditures might be required to maintain the assets function to continue producing income for the business. However, over time the property will wear out beyond a useable state (this is more so the case with electronics and similar items, but the general idea still applies to rental properties for tax purposes). In this case the capital expense would be the cost of purchasing the home for the business. For typical residential rental properties the CRA allows a 4% depreciation rate per year (this varies depending on building uses etc). Depreciation can benefit you because it can be deducted from your rental income.

Similarly, you can deduct 100% of the interest portion of your monthly mortgage payments (ONLY the interest, not the loan principal you paid down). Loan interest on debt is seen as a cost of doing business. For example in a regular business the owner might take out a loan to purchase machinery for a factory and they owe interest every month. That interest is seen as a cost of doing business and can be deducted against revenues. Interest on a loan is categorized as an interest expense which means you get to deduct 100% of it against income rather than the depreciation expense of 4%. As an aside, when you go to sell and it turns out your rental property went up in value but you depreciated the entire thing. You will have to pay tax on the “recapture” of the depreciation. So you’re effectively deferring the tax burden to a later date, but it will still come (assuming the property goes up in value when you go to sell). Interest expenses are one and done, no recapture.

All of this jargon might be a bit confusing so lets take a look at a quick example. You purchase a home for $700,000 including lawyer fees and renovations and you rent it out for $3000/month. In the first year you would have access to 2% depreciation due to something called the half year rule. The year in which you make a capital expenditure is treated as if you purchased that property halfway through the year, thus giving you half the depreciation for the first year. This means that you can depreciate the rental property 2% in year 1 and 4% in the following years. So 2% of $700,000 is $14,000. Your total rental income is $3000 * 12 = $36,000. At todays mortgage rates of around 5% you would end up paying approximately $32,000 in interest on the mortgage in that first year (assuming you purchased January 1). So what you would do is deduct the interest first leaving you with revenues of $4,000. Then you would apply $4,000 of the available depreciation making your net income before taxes a big fat ZERO.

So what you effectively managed to do here is make an income from your rental property, and you found a way to pay zero tax on it. Over time the property will appreciate and when you go to sell you will owe capital gains tax since it’s a rental. Eventually the interest expense on your mortgage will shrink and the amount that you can depreciate the property will shrink and you will owe tax on the rental income. But in 25 years or so, you will own a completely paid off asset, that is generating you monthly income. With the home equity you’ll be able to take out a line of credit for about 65% of the homes value and do this all over again (or sooner than 25 years from now if it appreciates significantly). I think the best part about all of this that I’m glossing over a bit is that someone else was paying the mortgage and covering all (or most) of the expenses required to operate the home. You are effectively accumulating wealth at double speed assuming you also have a primary residence that you are building home equity in. If you add a third or fourth rental property you can see how this just continually compounds and doesn’t necessarily cost you a lot of money every month to carry the asset. In major cities around the Greater Toronto Area you will most likely face a negative cash flow scenario for the first 5 years or so of owning the property. But maybe somewhat counterintuitively now is a great time to buy a rental property while interest rates are still somewhat high. If you anticipate them dropping in the future, which I do. In 5 years from now when you go to renew your mortgage it’s very likely that your future mortgage payments will be lower than they are today and your rental income will likely be higher, closing the gap of negative cash flow. As another aside, I would recommend talking to an accountant or lawyer if you are going to do a big renovation and want to add it to your homes capital expense bucket because there are certain restrictions to what is or is not considered a capital expense.

We’ve gone over the basics of a simple rental residence that has one or two units. But lets say that you want to venture into the commercial real estate world and purchase a property with more than 6 residential units. What changes? Well the most important thing that changes is that commercial properties are truly treated as standalone businesses. Unlike homes where they are valued based on other homes, commercial properties are valued mostly on the income they are generating (or capitalization rate). Often times people will choose to set up a corporation to hold the property which then means dealing with corporate taxes. The corporate tax rate for small businesses making less than $500,000 is 9% federally and 3.2% in Ontario. Corporate taxation does get somewhat complicated, and as a business owner you can choose to either pay yourself a dividend or pay yourself as an employee, both of which are treated differently under the tax code (speak to an accountant). If you retain the earnings in the business and don’t pay yourself as an employee you will pay the tax rate on the income earned. Similar to the previous example you can deduct costs of running the business, expenses, capital gains, interest expenses, vehicle expenses, etc. all BEFORE you pay tax. This is different from you as an employee in one major way. On your earned salaried income you owe tax immediately and then you get to spend the remainder. Businesses spend first and get taxed later which presents some unique advantages and enables businesses to focus on reinvesting and can grow a business very quickly. Another aside, the rate of depreciation on a commercial property may be different and depending on the type of property the physical land, versus the building that is on the land may be treated differently under the tax code.

The end benefits of operating in a corporate structure is that once you begin to earn taxable income, the tax rates are much lower and it becomes easier to continue to invest within the corporation. You retain more of your earnings within the business which can lead to even faster growth in wealth and there are many more tricks that accountants and lawyers can do to defer your tax burden even further. See estate planning and setting up trusts. If any of this interests you further I would recommend studying the book, Legal, Tax and Accounting Strategies for the Canadian Real Estate Investor by Steven Cohen and George Dube. It was published in 2010, but there are still ton’s of relevant strategies in that book depending on what stage of investing you are in. I do highly recommend simply talking to another real estate investor who has done what you are considering doing as well as an accounting or legal professional as they will be able to best advise you depending on what you are interested in pursuing. It’s very useful to talk to someone who is already doing the thing you want to do because they will have come across many hurdles that you may be able to avoid if you ask the right questions. There are endless layers of depth to this discussion but to avoid an information overload I’ll save it for another time. I hope that between this post and the last post talking about the return on investment (ROI) of rental properties I have got you seriously thinking about the power of real estate investing. You can make it as simple or as complicated as you want and you can even become a developer! (Not for the faint of heart with all the red tape nowadays). Hopefully you found this article interesting or useful and I hope you have an amazing day!

All the best,

Oliver

Newsletter Email Archive Sent: March 3, 2024:

Newsletter #9: Tax Benefits of Real Estate Investing, Government Program Shut Down

This Weeks Blog Post:

Tax Benefits of Real Estate Investing in Canada:

  • I discuss the ways in which the tax code is benificial to real estate owners and investors in Canada
  • How these tax benefits can help speed up your wealth accumulation even more
  • Differences between single-family rentals and mutli-family commercial rentals from a tax perspective

Read the full blog post here: https://oliverfoote.ca/2024/03/03/tax-benefits-of-real-estate-investing/

Housing News:

  • The CMHC is cancelling the First Time Home Buyer Incentive which was a program where the government would front 5-10% of the down payment required to purchase a home and share in the upside or the downside (up to 8% per year). It clearly didn’t catch on with consumers as they have decided to end the program on March 31, 2024.
  • Mississauga misses target to build homes set by Ontario government in 2023 (goal: 8800 housing starts. actual: 3470) losses out on millions in funding.
  • Toronto exceeds target and is rewarded $114 million through the “Building Faster Fund” (goal: 20,000 housing starts, actual: 31,656 housing starts).
  • Bank of Canada Rate decision will happen this Wednesday. Inflation and employment are both improving however they may still want to see even more data before coming to a decision to cut rates.

Market Performance as of close Friday Feb 16, 2024:

S&P 500: 5,137.08 (+8.31% YTD)
NASDAQ: 16,274.94 (+10.22% YTD)
S&P/TSX Composite 21,552.35: (+3.26% YTD)

Canada CPI Inflation Jan 2024: 2.9% (0.5% Decrease from Dec 2023)
Current BoC Benchmark Interest Rate: 5% NC (Next Meeting: March 6, 2024)
Unemployment Rate Jan 2024: 5.7% (0.1% Decrease from Dec 2023)
Hope you have an amazing week! Chat soon!

-Oliver Foote

Post Communism in The Soviet Union and Economic Growth of The Open Market:

Update Dec 14, 2024: Added Newsletter Email Archive at End of Post.

If you have read some economic history on the Soviet Union, you’ll know that once the Iron Curtain fell and the market became open, it created a lot of prosperity for those who were in the right positions and had the right connections. Since almost all means of production in Russia were state owned at the time, when the Soviet Union fell there was no clear ownership over the state assets anymore, and the people we now know as Oligarchs were able to make deals with state officials and get some once in a lifetime deals on state assets, obviously laden with corruption of all sorts. The Russian story gets quite detailed with people falling in and out of favour with the government, suspicious deaths of Oligarchs and eventually with Vladimir Putin seizing power. I would recommend reading the Wikipedia page on Russian oligarchs if you’re curious.

While the Russia story is fascinating, I wanted to use this post to talk about some smaller scale success stories that occurred as a result of the transition to a free market in some of the Soviet Union satellite countries. Since I have family in Poland and an uncle who runs a small furniture factory out of an old barn, I thought his story and the story of a few entrepreneurs in this small village of 2000 people would make a great example. After the fall of communism in Poland in 1989 and the privatization of the market, it opened opportunities for many people, even small business owners to ride the wave of economic growth that would come. As an example let’s take the story of one family in the village where my mother grew up. The business owner has a very well known story in the village and it is a story of right place right time in his case.

Around the time when the market was opening up and becoming more privatized Greg took out some business loans from multiple banks to purchase land and equipment for his furniture business. Since they were only beginning to regulate open market banking you could shop around at various banks and get each one to lend you a chunk of money for your business. During communism inflation was consistently hitting double digits every month to the point where it hit 1200% in 1990. These two factors set him up for great success with respect to timing. If you have a means of production to make current income at sell goods at current market prices, but your loans were taken out while hyperinflation is happening, you can pay down those loans for pennies on the dollar in a few short months (or groszy on the złoty for my Poles). I’m not entirely sure who would be lending money in an economy with hyperinflation, but I would imagine the lenders tried to protect themselves with very high interest rates or maybe only lend money pegged to a more stable currency. But even interest rates might not be a great defence depending on the severity of the inflation. When there is hyperinflation it’s a very bad time to be a lender and a very good time to be a borrower. So Greg and a few others in the village became significant land owners and business owners and paid next to nothing for it. Now he owns a small shopping mall in the town of Krosno nearby and a vacation home in Spain, so he’s done well for himself. Timing isn’t everything, building a business is not an easy endeavour, but it can help speed things up a bit.

As another example from the same village let’s take my uncle. He was just getting out of school when communism fell. So him and a friend decided to try and start up their own furniture businesses and they worked together to learn all the tricks of the trade required to set up shop. I don’t think he ever expected his business to do as well as it has. At the time he was just trying to find a way to work and make some money. While he didn’t get the very lucky timing of taking out loans while hyperinflation was hitting, he was able to ride a different wave of prosperity. Poland joined the European Union in 2004. This meant free trade and the goal to bring up countries like Poland to higher standards of living. With the free market, the free trade of the EU and the direct financial assistance given to Poland, their economy began to grow. All the while my uncle was selling his furniture to dealers in larger cities and building a network of connections and people who wanted to buy his product. He expanded and bought new equipment and now runs a very sustainable small business. 

Poland is now quite “westernized” in it’s standard of living, there is opportunity if you want it, and the big cities are doing quite well and you can find some very well paying jobs in Warsawa. This more advanced stage also introduces multinational corporations who now see a business case to open up stores in the country, for example IKEA. When I had this realization that IKEA might come in and steal all the business from the small furniture manufacturers, I was somewhat concerned for my uncle. But funny enough I actually think something even more interesting has happened. IKEA isn’t exactly known for having top quality materials or amazing variety. What I think has happened is by introducing this new player in the market is it actually elevates my uncles product to a more premium level. 

The people who may buy from IKEA to outfit their small apartment in the big city, aren’t necessarily the same people who are staying long term in Poland and are looking for something that is better quality and can be built to order. They serve two completely different markets, and there is space for both of them. Also reflecting back on one of my later blogs about how zoning bylaws in North America don’t encourage small business, the design of a European country is simply more friendly to a wider variety of commerce and smaller businesses in my opinion. Overall, I think there is a more local attitude that still prevails in Europe while in North America we tend to prioritize huge multinational corporations and big box stores. 

It is possible that over time things will change, and my uncle will have to find a different way to sell his products. But for now I think his business will continue to grow and serve his market. From a purely economic perspective I find it fascinating how many similar stories there are to his in the soviet satellite countries and Russia itself. Even just within my family’s small village in Poland there are numerous well known entrepreneurs who set up shop around the fall of communism and have expanded their reach to supply stores across the country. 

Every once in a while the economy presents a great opportunity to start up a business and in the moment you might not even realize it’s happening. As a recent example, investing in the stock market during COVID. The only thing I wish I did differently was borrow more money to invest with. Hindsight is 20-20 in these situations at there is always risk to borrowing money and you can never really predict what will happen in the future. Our present economy has becoming challenging for a lot of people and if you read the news, there has been news of thousands of tech layoffs in the US. However, many of these employees turn around and start their own companies once they get let go and are finding great success doing so. There is a lot of opportunity available even now, and great sustainable businesses are often built during challenging times. Understanding the past can give you insights into what economic forces were in effect during that moment in time and help improve your radar for understanding when and where the next opportunity might present itself. Communism and COVID are just two of many different examples around the world of global economic shifts that can present great opportunities for people who are ready and able to capitalize on them. 

All the best,

Oliver Foote

Newsletter Email Archive Sent: Feb 4, 2024:

Newsletter #7: Blog: Post-Soviet Economic Growth, Winter is Over in Real Estate.

The news on the ground is that the real estate market is heating up again. The likely causes are the drop in fixed mortgage rates that has been silently occurring over the past 4 months or so making it somewhat more feasible for first-time buyers to purchase again, combined with the slow tick down in prices. Some might even call the market crazy again, I saw a home get 85 offers last week, yes you read that right, 85. It was priced well below market, but it was targeting the first-time buyer category. It was a semi-detached in Mississauga marketed at 750k, ended up selling for 999k. The open house had a line down the street. It was a great home in great condition, but 85 offers is a bit crazy, in any market. What this shows to me is that we are still in a severe lack of supply situation for the type of housing many people want at a price that they want. Unfortunately, that’s unlikely to change in the future, as interest rates fall prices will likely go even higher and continue to make it challenging for first time buyers to break into the market in the under $1 million category.

This Weeks Blog Post:

Post-Communism in The Soviet Union and Growth of The Open Market:

  • During communism the state owned everything. Once the Iron Curtain fell, something had to happen with those assets.
  • Oligarchs in Russia were able to capitalize on this opportunity, but what about the smaller countries?
  • Many small business owners in satellite countries saw prosperity, or had very good timing and were able to grow sustainable businesses during a time of change and economic growth.
  • Timing isn’t everything, but it sure helps.

Read the full blog post here: https://oliverfoote.ca/2024/02/04/post-communism-in-the-soviet-union-and-economic-growth-of-the-open-market/

Housing News:

Market Performance as of close Friday Feb 2, 2024:

S&P 500: 4,958.61 (+4.55% YTD)
NASDAQ: 15,628.95 (+5.84% YTD)
S&P/TSX Composite: 21,085.09 (+1.02% YTD)

Canada CPI Inflation Dec 2023: 3.4% (0.3% Increase from Nov 2023)
Current BoC Benchmark Interest Rate: 5% NC
Current Prime Lending Rate: 7.2% NC
Unemployment Rate Dec 2023: 5.8% NC

All the best,

Oliver

Why Are People Leaving Ontario for Other Provinces?

Update Dec 14, 2024: Added Newsletter Email Archive at End of Post.

People leaving Ontario for other provinces was a headline that really took off during the pandemic. Everyone was forced to work remotely and it opened up opportunities for mobility. It made good financial sense that you could keep your big city salary and move to a lower cost of living area to make your money go further. This led to a spike in inter-provincial migration numbers and local rural properties becoming more expensive as people left larger cities to find more space. However, for some people the choice to move may have backfired. I am aware of more than one person who moved out from Toronto with the expectation that they would be able to work from home for the rest of time and they ended up moving back in 2022 or 2023.

Migration out of Ontario has been quite variable over the years, from 2003-2015 there was net out-migration to other provinces, from 2016-2019 there was net in-migration, then largely due to the pandemic and skyrocketing housing costs Ontario saw out-migration from 2020-2022. However, Ontario is far from the worst. People have been leaving Quebec, Saskatchewan, and Manitoba every year since 2015 for other provinces. Alberta only recently saw more people come in than leave, as of 2021. Most of the Maritime provinces saw significant proportional spikes during the pandemic.

I could go on and on listing different datapoints, and really it wouldn’t matter all that much since the numbers of total migration between provinces barely tops 100,000 people per year in most years. When we’re bringing in 1,000,000 new residents to Canada in one year we have a larger issue at hand. The more important trends would be to see where people immigrate to, and as you might imagine people will immigrate to where they have the largest networks, or where the most jobs are which tend to be the larger cities. This means that the supply crunch in the Greater Toronto Area is not likely to see relief because people are unlikely to choose to immigrate or migrate in large numbers to other provinces where they don’t have a support network and fewer job opportunities. People want to be where things are happening, and the largest city in Canada, tends to be a solid go to choice.

If you have taken a trip on the TTC at some point in the past 2 years you would have likely seen at least one advertisement encouraging you to move to Alberta. The campaign Alberta’s provincial government came up with is called “Alberta is Calling” and they are pitching Alberta as “affordable, friendly, and rich in opportunity.” I’ve only been to Alberta once for a wedding in Banff, and from that experience I can say that it does have a lot of natural beauty. But from the news this past week, I can also say that it’s cold. -40° C cold. The -10° C in Toronto today feels downright balmy compared to that. Like most of Canada the cold doesn’t last forever and it does eventually just become part of your life, but I can’t help but point out the weather conditions as someone who prefers it to be a bit warmer.

I also want to touch on an article that I came across recently regarding Alberta’s immigration + migration capacity. As mentioned earlier, the whole of Canada is having a bit of a problem handling the number of people that immigrate here every year. Alberta’s campaign worked so well that there is a concern that they will not be able to meet the higher demands on their services like healthcare and education. They had 194,000 people come to the province last year which is a 4.3% increase in population. With the way things are going in Alberta and across the country. The investments and preparation to provide these types of services to a population influx has to take place years or months in advance. There is some concern that Alberta will not be able to just flip the switch to meet this new found demand. Eventually this problem will improve itself with the increased tax revenue from these new residents. But it will be reactionary, as most big moves in politics tend to be. Planning ahead seems to be verboten.

I do completely understand why some people might want to move to cheaper provinces with the current housing prices in Ontario and British Columbia. But comparing and contrasting Ontario with British Columbia shows an interesting trend. In 2020 Ontario saw net out-migration of -18,405, in 2021 it was -47,212. Surprisingly, or maybe unsurprisingly, British Columbia saw net in-migration throughout the pandemic. In the last 50 years BC has only seen 12 years where more people left the province than moved to it. Clearly, even with the highest costs of housing in the country, it is a place that people will sacrifice a lot, in order to have the pleasure of living there. If Alberta’s push to get people to move continues to be successful it is likely that a large number of the migrants into the province will come from British Columbia simply due to proximity, and of course high housing costs. As someone who has never been to BC but has dreamed of going there more than a few times, the pull of BC is quite strong.

The moral of all these inter-provincial migration numbers is that housing is still a crisis. People are not just contemplating moving to less expensive provinces, but are actually doing it. I believe this trend will continue for the foreseeable future, even with the historical investments in housing from all levels of government. Our economies have become so centralized, data is so accessible, and financial systems have enabled us to borrow huge amounts of money to purchase homes. We’ve underinvested in trades, have high numbers of immigration, and anticipate lower interest rates coming over the next decade. All of these factors combine to create a housing supply shortage and a financial system that will both work together to keep prices going up. We’re in a situation now that if prices do fall significantly it likely means there are much bigger problems in Canada than just housing. I want to be hopeful that this problem can be solved by a combination of investing in trades and housing. But I’m not sure that will be enough. It will be interesting to keep an eye on the migration trends in the coming years and I do wonder if at some point we will see emigration out of Canada, or if BC’s natural beauty will be enough to make people want to stay.

Keep Investing,

Oliver Foote

Newsletter Email Archive Sent: Jan 21, 2024:

Newsletter #6: Alberta is Calling, RBC Economics & Housing Affordability

Welcome to another newsletter! Lots of fun stuff this week, RBC came out with a super interesting, somewhat shocking chart on housing affordability vs. median income. I talk about what Interprovincial Migration trends say about housing costs and how the pandemic has changed our mobility and more! Have a great week!

This Weeks Blog Post:

Why Are People Leaving Ontario for Other Provinces?:

  • Alberta’s successful campaign to attract residents
  • Will Alberta be able to provide services to their new influx of residents?
  • Will people leaving larger provinces relieve the supply crisis?

Read the full blog post here: https://oliverfoote.ca/2024/01/21/why-are-people-leaving-ontario-for-other-provinces/

Housing News:

  • 5-yr Canadian bond rate seems to be trending upwards again from a recent low. Locking in a fixed rate mortgage at the end of Dec/start of Jan is proving to have been good timing, now is still a very good time based on the past 6 months.
  • Activity in the market does seem to be picking up somewhat for well presented and well priced homes. Many mispriced homes with unmotivated sellers continue to sit on the market.
  • Hamilton to create a bylaw preventing renovictions: CTV News Article
  • RBC: Affordability at an all time low

Graph: ownership costs, as a % of median household income:

Market Performance as of close Friday Jan 19, 2024:

S&P 500: 4,839.81 (+2.04% YTD)
NASDAQ: 15,310.97 (+1.70% YTD)
S&P/TSX Composite: 20,906.52 (+0.16% YTD)

Canada CPI Inflation Dec 2023: 3.4% (0.3% Increase from Nov 2023)
Current BoC Benchmark Interest Rate: 5% NC
Current Prime Lending Rate: 7.2% NC
Unemployment Rate Nov 2023: 5.8% NC

All the best,

Oliver