Canadian citizen buying house in USA
QUESTION:
1. Can a Canadian citizen with business in Canada buy vacation house in USA. 2. What are complications associated with tax and getting mortgage for such property.
--------------------------------------------------------------------
david ingram replies:
1. Providing you do not have a criminal record which would stop your going to the USA, there is no reason why you can not buy a vacation home in California, Arizona, Texas, Florida, Alaska or any other US destination if you can afford it.
2. I usually recommend that you borrow half in Canada and half in the US. That will always qualify you for the US mortgage and you are moderately protected from foreign exchange which can be devestating. Use your Canadian house as security for the half down in the US. And, of course, the same thing is true in reverse.
When you go to sell, you will pay tax first in the US (and maybe a state tax in California, Arizona, South Carolina, Vermoont, etc.)
This older question may help
------------------------------------------
QUESTION:
Hi,
My wife and I are looking at possibly purchasing a condo in Palm Springs for our retirement. We are both 50 years old and plan on working for the next 7 or 8 years. Our plan is to purchase and use it a few times a year and rent/lease it out for the remainder of the year until we reach retirement at which time we would spend 4 or 5 months a years there. Looking for some advice on what we should be looking out for and what would be a better choice mortgage wise, U.S. or Canadian funding. Or is it a good idea at all to purchase U.S. real estate as a Canadian? Any advice or literature that's out there that you could direct us to would be greatly appreciated. Thanks!
xxxxx xxxxxxxx ------------------------------------------------------------------------
david ingram replies:
If your intention is to start spending significant time there, buying now is extemely sensible because you are buying it at today's price which will logically go up in the futre. You 'are' of course, also dealing with exchange.
Since your earnings are in Canadian dollars, borrowing the money in Canada and paying cash in palm Springs means that you wil be paying in a known currency.
To explain that statement, persons who bought in 1991 with a US mortgage paymnet of $1,000 needed $1,145.87 Canadian dollars to make the payment. By 2001, they needed $1,548.62 to stay even.
However, in reverse, if you bought in 2002, you needed 1,570.36 and only need about $1,060 to stay even today.
Currency exchange does go both ways.
You might want to borrow half in Canada and take out a mortgage for half in Palm Springs.
If you are renting the property, you will both need to file a US Federal 1040NR with Shedule E and California 540NR return and then change the currency to Canadian and file form T776 with your Canadian T1 returns. Failure to file the form 1040NR can have penalties of $1,000 to $10,000 per year per return per person even if you lose money. A very real problem is that all sorts of Canadians approach a US accountant and ask about filing and are told they do not need to file a return because they are losing money. Not so. When it comes time to file, hunt down a specialist in dual country tax returns like Gary Gauvin in Dallas,, Steve Peters in Halifax, Kevyn Nightingale in Toronto, Brad Howland in Victoria or myself in Good Olde North Vancouver.
Whatever you do, do NOT buy it in a corporate name. You will not save anything and end up with another $2 or $3,000 of accounting fees.
You will also need to file personal US tax returns if you are there more than an average of 120 days a year.
The following is from my April 1994 newsletter which you can find at www.centa.com in the top left hand box. Note that it was written in 1994 and still appropos today.
1. Can a Canadian citizen with business in Canada buy vacation house in USA. 2. What are complications associated with tax and getting mortgage for such property.
--------------------------------------------------------------------
david ingram replies:
1. Providing you do not have a criminal record which would stop your going to the USA, there is no reason why you can not buy a vacation home in California, Arizona, Texas, Florida, Alaska or any other US destination if you can afford it.
2. I usually recommend that you borrow half in Canada and half in the US. That will always qualify you for the US mortgage and you are moderately protected from foreign exchange which can be devestating. Use your Canadian house as security for the half down in the US. And, of course, the same thing is true in reverse.
When you go to sell, you will pay tax first in the US (and maybe a state tax in California, Arizona, South Carolina, Vermoont, etc.)
This older question may help
------------------------------------------
QUESTION:
Hi,
My wife and I are looking at possibly purchasing a condo in Palm Springs for our retirement. We are both 50 years old and plan on working for the next 7 or 8 years. Our plan is to purchase and use it a few times a year and rent/lease it out for the remainder of the year until we reach retirement at which time we would spend 4 or 5 months a years there. Looking for some advice on what we should be looking out for and what would be a better choice mortgage wise, U.S. or Canadian funding. Or is it a good idea at all to purchase U.S. real estate as a Canadian? Any advice or literature that's out there that you could direct us to would be greatly appreciated. Thanks!
xxxxx xxxxxxxx ------------------------------------------------------------------------
david ingram replies:
If your intention is to start spending significant time there, buying now is extemely sensible because you are buying it at today's price which will logically go up in the futre. You 'are' of course, also dealing with exchange.
Since your earnings are in Canadian dollars, borrowing the money in Canada and paying cash in palm Springs means that you wil be paying in a known currency.
To explain that statement, persons who bought in 1991 with a US mortgage paymnet of $1,000 needed $1,145.87 Canadian dollars to make the payment. By 2001, they needed $1,548.62 to stay even.
However, in reverse, if you bought in 2002, you needed 1,570.36 and only need about $1,060 to stay even today.
Currency exchange does go both ways.
You might want to borrow half in Canada and take out a mortgage for half in Palm Springs.
If you are renting the property, you will both need to file a US Federal 1040NR with Shedule E and California 540NR return and then change the currency to Canadian and file form T776 with your Canadian T1 returns. Failure to file the form 1040NR can have penalties of $1,000 to $10,000 per year per return per person even if you lose money. A very real problem is that all sorts of Canadians approach a US accountant and ask about filing and are told they do not need to file a return because they are losing money. Not so. When it comes time to file, hunt down a specialist in dual country tax returns like Gary Gauvin in Dallas,, Steve Peters in Halifax, Kevyn Nightingale in Toronto, Brad Howland in Victoria or myself in Good Olde North Vancouver.
Whatever you do, do NOT buy it in a corporate name. You will not save anything and end up with another $2 or $3,000 of accounting fees.
You will also need to file personal US tax returns if you are there more than an average of 120 days a year.
The following is from my April 1994 newsletter which you can find at www.centa.com in the top left hand box. Note that it was written in 1994 and still appropos today.
|
|
What's Related