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我把判决书judge 具体怎么说贴一下吧。对， judge 说可以找朋友一起干. ：）不过要做好document.

pockymeimei(pockymeimei)
本文发表在 rolia.net 枫下论坛• On day 1 she sells her residence, the Joyce Property, to her friend Ms. A. The purchase price is paid by issuing a Promissory Note;

• On day 2 she takes a bank loan to discharge the mortgage on the Ewart Property (the first loan). While the loan might only be a daylight-bookkeeping entry, there is adequate security for it given that a collateral charge will be immediately available on the Ewart Property upon the payout of the former charge against it;

• Also on day 2, she buys back the Joyce Property (her new rental property), and finances this acquisition by borrowing money from the bank, which loan is secured by a mortgage on the re-acquired property (the second loan);

• The proceeds of the latter mortgage are paid to her friend Ms. A as consideration for this buy-back and Ms. A uses the proceeds to pay off the Promissory Note she issued on the purchase of the property the day before;

• The proceeds from the Promissory Note are used by the Appellant to pay off the first bank loan;

• The only remaining loan is the second loan taken to acquire a rental property;

• Everything is done at fair market value without tax consequence, and actual transfers of land need never be registered.更多精彩文章及讨论，请光临枫下论坛 rolia.net
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Last Updated: 2014-9-11
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  • 枫下家园 / 枫下觅巢 / 新开一贴，因为很有同学问如果旧房贷款还清，refinance旧房，把钱拿去买新房（自住），再把旧房出租。问利息费用可否抵扣旧房的租金收入。我把我在另一个帖子的回答再贴一下，方便大家看。也算把自己的知识回馈给各位坛友。 -pockymeimei(pockymeimei); 2014-9-11 {703} (#8981272@0)
    如果旧房做refinance/remortgage用于付新房的买价，新房用于自住，旧房用于出租。interest on refinance/remortgage 是不能抵扣旧房的出租收入的。因为你的贷款的用途是用于自住（新房子）。如果要能抵扣租金收入的话，要把旧房卖了，用拿到的钱付新房的买价。再贷款用来买旧房，那样子利息就可以抵扣旧房的出租收入了。如果大家有兴趣可以看一个几年前tax court 的案例。一样的情况。最后的判决是支持CRA，旧房的利息不能抵扣。同时judge 说要想抵扣就要先卖再买。另外一点，大家不要打电话问CRA接电话的人tax issues.除非你要求他/她转到专门的department, 而且要求他/她把相关的Income Tax Act Section # 给你。不然的话，接电话的人懂的话就不用再接电话了。当然，如果觉得没那么倒霉会被税局查的话，就随便抵扣费用就行了，也不用关心是否正确了。：）
    • 我说的案例是这个，你可以上网搜。 sherle v. the queen 2009 TCC377。在判决书 paragraph 23，judge给出了具体可以怎样做。你看最后一句“ Everything is done at fair market value without tax consequence, and actual transfers of land need never be registered.” -pockymeimei(pockymeimei); 2014-9-11 {99} (#8981274@0)
      所以我的理解是买卖价要是市价，但是可以不用register transfer of land. 当然你要找律师帮你做document。
      • 我把判决书judge 具体怎么说贴一下吧。对， judge 说可以找朋友一起干. ：）不过要做好document. -pockymeimei(pockymeimei); 2014-9-11 {1276} (#8981295@0)
        本文发表在 rolia.net 枫下论坛• On day 1 she sells her residence, the Joyce Property, to her friend Ms. A. The purchase price is paid by issuing a Promissory Note;

        • On day 2 she takes a bank loan to discharge the mortgage on the Ewart Property (the first loan). While the loan might only be a daylight-bookkeeping entry, there is adequate security for it given that a collateral charge will be immediately available on the Ewart Property upon the payout of the former charge against it;

        • Also on day 2, she buys back the Joyce Property (her new rental property), and finances this acquisition by borrowing money from the bank, which loan is secured by a mortgage on the re-acquired property (the second loan);

        • The proceeds of the latter mortgage are paid to her friend Ms. A as consideration for this buy-back and Ms. A uses the proceeds to pay off the Promissory Note she issued on the purchase of the property the day before;

        • The proceeds from the Promissory Note are used by the Appellant to pay off the first bank loan;

        • The only remaining loan is the second loan taken to acquire a rental property;

        • Everything is done at fair market value without tax consequence, and actual transfers of land need never be registered.更多精彩文章及讨论，请光临枫下论坛 rolia.net
        • day 1 和 day 2，只差一天所以不需要注册land tax transfer？ -pacl(屋长); 2014-9-11 (#8981319@0)
          • 不是因为只差一天，是因为你有所有的purchase and sale agreement 和其他相关的agreement, 来证明这个交易的真实存在。而做land register 只是一个手续，而这个手续没有做了。而要day 1 and day 2是要肯定房子的价格没有变化（如果是间隔的时间长，房价有变化的话， -pockymeimei(pockymeimei); 2014-9-11 {133} (#8981447@0)
            可能有相关的gain, 需要交税）。因为都是文件上的日期，所以都会做成day 1 and day 2. 我个人没有真的做过，不知道有没有同学可以问一下律师？
        • 太感谢了，好专业！ -bzzl(鑫); 2014-9-11 (#8981429@0)
        • 请问一下这样操作的话，都有发生哪些费用？ -adminid(狩犤者); 2014-9-12 (#8983530@0)
      • 有人这样干过吗?都有哪些费用? -hexiechina(千股醉人); 2014-9-12 (#8983557@0)
    • 非常感谢你专业的回答。你所讲的和我查到的一样。太遗憾了贷款手续已经办完了。现在最好的办法大概是把租金收入全存到自住房还mortgage, 出租房税该交就交，转年卖了再找机会买吧。 -me13579(Me); 2014-9-11 (#8981317@0)
      • 不是一样要交收入税。放哪里都没用的。 -hexiechina(千股醉人); 2014-9-12 (#8983556@0)
    • 静等近期出现一个这样干的实例，若成功请上来分享下，太多人有类似的需求了。。。 -keeponlife(望); 2014-9-12 (#8981476@0)
    • 要把旧房卖了，用拿到的钱付新房的买价。再贷款用来买旧房 --- 需要缴纳两次土地转让金？这可不是小数目 -huangfang(huangfang); 2014-9-12 (#8981813@0)
    • Fatty girl, you interpreted [23] as a “scheme” from a judge detailing how to find the loophole and beat the system. My question to you is anyone has succeeded by following it so far? -auser(a user); 2014-9-12 (#8981923@0)
      • This is the Chinese version please post English on the other side -jili(007); 2014-9-13 (#8984778@0)
    • 很有道理啊 -vancouverlandingh(newhere); 2014-9-12 (#8982740@0)
    • 请问如果自住房贷款还清，refinance自住房，把钱拿去买一投资房出租。这种情况 refinancing mortgage 的利息费用可否抵扣投资房的租金收入？ -maple23(maple); 2014-9-12 (#8982792@0)
      • 这是可以的 只要不是for personal use such as 自住房 -tiffqz(Tiff); 2014-9-12 (#8983095@0)
    • 谢谢分享，说的有道理，加拿大利息抵税看贷款的用途。 -kafar(挨踢人士888); 2014-9-12 (#8983118@0)
      • 请问若自住房贷款没全部还清， 又refianace一部分钱作为投资房的首付的一部分， 这时refinancing mortgage的利息与自住房原有的mortgage的利息分开如何, 报税时是应该分开报的吧？ -jili(007); 2014-9-13 (#8984905@0)
    • 如果把投资的房卖给自己的父母名下，贷款利息能否抵税?不知道是否可行？ -adminid(狩犤者); 2014-9-12 (#8983534@0)
    • 坛子里这么多的出租房投资人，能不能说一下自己的经验？ -adminid(狩犤者); 2014-9-12 (#8983545@0)
    • 这是网上的一个比较权威的文档
      -adminid(狩犤者); 2014-9-12 (#8983580@0)
      • 这封信不是CRA的直接回复，都不知道到时候CRA是否认可这种处理方法。 -bzzl(鑫); 2014-9-13 (#8984383@0)
        • Thanks to Adminid. 提供这个article. 这是CRA的回复。里面讲了可以把旧房以市价卖给父母再用贷款买回。里面讲的是这种情况符合法官在前面提到的具体做法。 -pockymeimei(pockymeimei); 2014-9-13 (#8984428@0)
          • 那能不能请懂行的分析一下这样做要花多少钱? 值不值得? -hexiechina(千股醉人); 2014-9-13 (#8984545@0)
            • 我个人觉得不需要花很多钱。最多找律师做一些买卖文件，跟银行交涉做贷款。因为不需要真正跟土地注册处注册，应该不用交土地转让税。 -pockymeimei(pockymeimei); 2014-9-13 (#8984672@0)
              • 多谢了，如果是这样的话，花几千块钱请律师，大家都可以这么做了。 -hexiechina(千股醉人); 2014-9-13 (#8984709@0)
              • 不交土地转让税，那这种交易合法吗？到时候交易会不会不被承认啊？ -bzzl(鑫); 2014-9-14 (#8985384@0)
          • 如果买新房半年前， 先把旧房refinance, 半年后买新房，那时再出租旧房， 是否就可以避免再次买卖旧房？ -jili(007); 2014-9-13 (#8984724@0)
            • 前面不是讨论过了吗？不行，除非你把新借的钱又投入到了投资房上了。 -hexiechina(千股醉人); 2014-9-13 (#8984801@0)
              • 如果先买风险小一点的基金，过一段时间再卖掉买房，这笔钱还算买自住房的吗？ -guiyuan(guiyuan); 2014-9-14 (#8985640@0)
                • 这只有CRA能回答你的问题。 -hexiechina(千股醉人); 2014-9-14 (#8986200@0)

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