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Canada renting out condo while living out of the country

My question is: Canadian-specific

QUESTION: We are Canadian. We have a condo (currently rent out) in Duncan.
Now, we are moving out of the country.
My question is: how we do the tax on our rental income?
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david ingram replies:

You will need a tax  agent who will sign a form NR6 for you.  The rental agent is responsible for remitting 25% of the Gross rent (or 25% of the net rent if you file a NR6) each month and remitting it to the CRA. The Agent must then prepare a form NR4 by March 31st of the next year (for the current year) and you will use the NR 4 slip when yuo file your Canadian tax return(s) by June 30th of the year after the rental. 

i.e. if you were going to rent for the first time on Nov 1, the NR6 needs to be filed by Nov 1, 2007.

The NR 4 needs to be filed by March 31st 2008

The 2007 Canadian tax return for your departing Caanda needs to be filed by April 30th with a T1, 1161, 1243 and 1244

The 2007 Rental return needs to be filed by June 30th with forms T1159 and T776. Of course, this one can be filed with the opther one as well.

If the condo is already rented, you will ned two T776 forms.  One from Jan 1, 2007 to the date of departure and one from the date of departure till Dec 31, 2007.

This older question will help a bit as well.

QUESTION:

Hi,

I am a US citizen living in New York, who purchased an investment home in Montreal in 2002. The home has been rented out, but has never made a profit any year (due to mortgage, depreciation, expenses, etc.). I am just being notified of the new non-resident tax situation (form NR6) that I need to abide by.

I understand I need to find an agent to help handle pass years non-resident income taxes and current/future non-resident income taxes.  If the property has never realized a profit, how would recommend I procede. Should i secure an accountant to act as my agent to handle all past/current/future non-resident taxes?


--------------------------------
david ingram replies:

There is nothing new about the NR-6.  I do not know when it was brought into play but iIhave been filling them in since the late 70's and the following was printed in my 1989 book.



RENTAL PROPERTIES - CANADA - OWNED BY U.S. RESIDENT


More important perhaps is the problem with rental properties in Canada. When owned by a non-resident, they are subject to a 25% withholding (or 15% if living in Bangladesh) tax. If the renter does not pay this tax,  the government can come along two or three or 15 years later and demand the tax.

Imagine the consternation of a tenant of a house in the British Properties in West Vancouver, or Rosedale in Toronto. Assume the tenant has been paying $2,000 a month for a $500,000 house owned by a Hong Kong resident. After three years of paying $24,000 a year to the `non-resident', they finally buy a house and move. Two months later, there is a knock on the door and a National Revenue representative is standing there demanding 25% of $72,000 for NON-RESIDENT withholding tax (this is a true story by the way, only the owner was in London).

There is a way around this problem. The tenant can ask to see, or rather DEMAND to see a copy of the landlord's filed and accepted NR6 form. (See forms in back of book). This form allows the tenant or agent of the landlord to deduct a lesser amount (or nil if a loss) than 25% of the gross rent. It allows for expenses to be taken off and the tax can then be withheld at 25% of the net, rather than the gross. The property management division of david ingram & Associates Realty Inc. files about 300 of these NR6 forms a year. (This is only necessary if you are paying directly to a landlord whom you KNOW to be a non-resident of Canada.  If you are paying to an agent or Canadian Resident, you are okay.)

Please note, the NR6 MUST BE FILED BEFORE the first rent cheque is received or 25% of the gross rent must be remitted. For years, we were in the habit of filing `this years' NR6 late with last years tax return. In 1989, National Revenue stopped accepting this sloppy practice and demanded them on time.

IF YOU SIGN THIS FORM AS AN AGENT, AND THE OWNER DOES NOT FILE HIS OR HER RETURN BY JUNE 30TH OF THE FOLLOWING YEAR, YOU, THE AGENT, ARE RESPONSIBLE FOR THE 30% OF THE GROSS RENT WITH NO REFUND PROVISIONS FOR ANYONE.

RENTAL PROPERTIES - UNITED STATES - OWNED BY A CANADIAN


If paying 25% of the GROSS rent to Canada sounds bad, cheer up. The United States taxes the Canadian 30% in the same situation. To avoid this, the Canadian needs to notify the U.S. Government that he wishes to be taxed as a business rental house on the "net income" received. But if you do not notify the IRS in advance, the IRS CAN tax you at the 30% of gross rate.

-------------------------------------
What you have to do is get the 2002 to 2006 returns in as soon as possible or be prepared to pay 25% of your gross rent as tax plus penalties and interest if the CRA catches you (remember the US IRS charges 30% in the same circumstances).

Get someone to prepare the returns.  If you would like us to do them for you, that is what we do.  Then get your NR-6 in with a Canadian resident signing as an agent.  You might even try making your tenant the agent.  Remember, if you file the NR-6, you can claim your rental expenses and 25% is only withheld on a profit if any.  Therefore, if the gross rent was $1,000 and the expenses were $900, the agent only has to remit $25.00 a month.

If there is a loss on a monthly basis, no tax has to be remitted.

Just remember, it is NOT the amount of the mortgage payment that is deductible.  Only the interest portion is dedcutible so it is possible to be out of pocket each month becasue of the principal portion of the rental payments, but stillowe tax.

When the actual return is prepared, you can use depreciation to reduce any profit to zero and you will get baxck any tax that was dedcuted.

Also remember, that the figures have to be converted to US dollars and put on a schedule E of your 1040.  This will usually result in a refund on your US and New York 201 returns. �
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Canada Relocation salary value comparisons

QUESTION:

Currently living / working in Savannah, GA, USA
 with professional salary of US $90,000. Prospective employer
 in Vancouver, BC, asks what salary requirements would encourage
 relocation to Vancouver. "life style" currently includes
3,000 sq ft nice, older single family home in established metro
neighborhood & 6 yr old automobiles. No children at home. Wonder
what salary would support similar life style in Vancouver area?


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david ingram replies:

At one time with offices in 30 states and five provinces, I was pretty good at this but today, I have no idea. What I do know is that I tried to live in five other places and kept on coming back to Vancouver.  It is a fine place to live.

The house you describe is likely $900,000 to $1,100,000 in Vancouver if you are planning on being within a 20 minute commute of downtown. Locating 30 to 60 miles out of the city can reduce thatdown to $500,000

The good news is that you should be able to get your answer at the following website. Even if you had to buy the product, one move, "your own" can pay for it ten times over. However, you should be able to get one free demo download out of it.

http://www.erieri.com/
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Canada capital gain tax when moving into a rental house

QUESTION:

I have 2 properties.
a)townhouse as principle residence for 7 yrs
b)rental condo - 1 yr old

Tenants moved in Aug. & having difficulties finding right tenants due to strata bylaws restricting families with kids under 18 yrs old.

We have no immediate intention of selling either property.

If we decide to rent a) since it is easier to rent and move to b) making it as principle residence, will there be any capital gain tax on b) when we move in,
or only when we sell the property.
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david ingram replies:

When you move in to a rental, there is a change of use and you trigger a capital gains.  Any gain realized in the year rented  would be reported on schedule 3 and line 127.. The good news is that you can elect to defer the tax by claiming a  deferral on line 256 under section 45(3) of the tax act.

This older Q & A may help.

My question is: Canadian-specific

QUESTION: We in the process of purchasing a house in Penticton and will rent it out, retire (in about 4 years)and  move into it ourselves.  If we live there for 2 or more years are we liable for capital gains for the period we collected rental income?  What type of home insurance is best for a rental property?  What are your thoughts re the real estate market in the Okanagan in the next five years - steady growth or a slump after "2010"? 

Many thanks, david ingram replies:

You are liable for capital gains income tax for the period you rented it out.  In fact "When you move into the house", you will trigger a capital gains tax because of a change in use from a business use to a personal use.
The good news is that you can make an election under Section 45(3) of the income tax act to defer paying the tax until you actually sell the property. To make the calculation, fill in schedule 3 and put the taxable profit on line 127 of your T1.  then deduct the same amount on line 256 under Section 45(3).

I think the Okanagan AND the lower mainland markets are already overheated and think the prognosis is for little or no growth for the next five years but I have been wrong before.

That does not mean you should not buy because if I am wrong, it will cost so much more to buy six or seven years from now that you will be cursing me all the way to the mortgage broker.  If you buy and it goes down a bit, it does not matter because you are buying it to live in and that gives you the property in the future at today's price which is historically lower.

david ingram
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US / CANADA Dual Citizen - How Do We File?

QUESTION:

I have dual citizenship, two children and live in the U.S. part of the year.  I just married a man in Victoria who has 2 children (they do not live with him).  I am a student in the States and receive child support from my ex.  I do not work in Canada at this time, but am considering doing so.  My husband works as an industrial inspector on the island.  What taxes do I file?  Do I file U.S. and Canadian?  Do we file a joint return in Canada or is there such a thing?

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david ingram replies:

As a US citizen, you will always need to file a US return whether you live in the US or Canada.  If the child support was awarded after May, 1997, it is not taxable in either country.  If it is paid from Canada and was awarded before May, 1997 and the agreement has not been amended since, the child support is taxable on a Canadian return if you are considered resident in Canada.

If you are a member of the BC Medical plan and have a BC driver's licence and your car is registered in BC, it is likely that you are taxable in Canada unless you are in the US for 10 months of the year and clearly live there.

The situation is complicated because a BC resident who is in the US as a student is allowed to keep a BC Driver's licence, A BC licence on their car, AND belong to BC medical for up to five years.  If so, they are also taxable in Canada and BC on their world income as a resident. In this case, the Canadian would have to file a US 1040NR.

Your US citizenship precludes your filing a 1040NR - as a US citizen, you have to file a 1040.  However, now that you have married a Canadian and presumably are considered to be living with him, Article IV of the US Canada Income Tax Treaty would suggest that your personal situation is closer to Canada.

However, if you are in the US with a US driver's licence and attending school AND your children are with you and the support is from the US and you have not lived in Canada for several years, I have no problem leaving you as a resident of the USA even though you 'are' married to a Canadian.   I have several  married clients where one spouse lives in Spain and the other in Canada or one lives in the US and the other in Canada, etc., and we file them as pure residents of their resident country even though they have a spouse over 'there'.
 
You may have gathered by now, that I do not have enough information to answer this / your question definitively.  You are likely going to need to book a Telephone consultation.  I have added you to my US / Canada news list and by following the questions, you may find out more. 

You can also go to

www.centa.com and read:

1.   The October 1995 newsletter on the duties of a US citizen in Canada which you can find in the top left hand box.

2.   The October 1993 newsletter on dual citizenship

3.   the section on US / Canada taxation which you can find in the second box down on the right hand side.

The following was given out at a free seminar I did for 91 people two weeks ago on August 12, 2007  It is an update of the October 1995 newsletter.



US CITIZENS OR GREEN CARD HOLDERS IN CANADA AND CANADIANS IN THE US - FOREIGN ACCOUNT REPORTING REQUIREMENTS


 I want to make it clear that what you are about to read applies to Americans who have never lived in the United States, as well as those who have emigrated from the U.S. to other countries (including CANADA).

 Even if they have no U.S. income now, and they have never had one cent of U.S. income in their lives, United States citizens are required to file a United States income tax return (reporting their world income) no matter where they live in the world if they have income from any source (including non-taxable internal earnings in an RRSP). There are severe penalties for failing to file an annual U.S. return. In one case, $190,000 of tax and penalties were levied against a U.S. citizen living in Vancouver, and shows that the IRS can go back to 1986 (or even 1967) with impunity. In this case, the gentleman has lived in Canada since 1986, and was told by professionals that he did not have to file United States returns. The IRS found him after he lost his U.S. passport in a robbery and had to get it renewed.

And, in case you are thinking this is a wealthy man who will just have to "pay up"; the person involved averaged less than $15,000 Canadian per year of earnings from employment for the years 1986 to 1995. This bill could have wiped him out for life, and HE LOST MONEY. A Canadian professional accountant told him explicitly that he did not have to file U.S. tax returns because he had lost money and he was living in Canada. It is true that MOST Canadians do not have to file Canadian returns if they move to the U.S., or Australia, or Germany, etc. BUT! ALL AMERICANS do have to keep filing no matter where they live.

If you ARE a U.S. citizen, and have not been filing your U.S. returns, you should get a copy of my November, 1993 CEN-TAPEDE and use the information in that newsletter to file your returns retroactively. Find that newsletter at www.centa.com in the top left hand box.

What else does an American in Canada (or Paris for that matter) have to worry about? 

1. Taxation of the Family Residence            Americans come to Canada and are amazed that the family home in Canada is income tax free. Unfortunately for the American, the sale of a Canadian (or Australian, etc.) family house is still reportable by the American on their annual 1040 income tax return ($250,000 US per person is exempt but should be reported and exempted.

2. Gift Tax (if this applies to you, read my February 1994 newsletter)     After selling the family house (which they think is tax free) it is not unusual for an American living in Canada to give their children some of the proceeds and buy a less expensive house or condo for themselves. A U.S. citizen can only give a child up to $12,000 a year before incurring U.S. gift tax. The February, 94 newsletter has all the rates, but suffice it to say that if U.S. mom gives her daughter $22,000 U.S. in one year, MOM OWES gift tax of $1,800 and has to file a U.S. 709 gift tax return.

 You might ask, "How will the IRS find out?" Easy! The daughter will go across the U.S. border with her new car, and a customs/IRS agent will ask her where she got the money to buy the car. Or daughter will buy a Hawaii condo with the money and when she is audited on the sale and asked "where did the money come from to buy the condo?" she will have to answer that "Mom gave it to her."

 This situation took place in my office the week I wrote this. I spent 21 hours over a 3 day period in a tax audit with a young couple, the tax department auditor, and a 1 1/2 year old tyke. The auditor spent 4 hours asking how much they spent for beer, diapers, clothing, rent, gas, travel, and Xmas gifts, etc., IN DETAIL back as far as 1986 for some items. The auditor was doing a "source and application of funds" audit and was particularly concerned with how much money the husband's father had given them, and just as importantly, when? After thirty-one years in the tax business, I still could not figure out whether the auditor was after the 35 year old "kids," or whether the auditor was after the father. I am inclined to think the auditor was after "dad."

 The auditor also mentioned the "close" cooperation which now exists between customs, tax, and immigration. She can get whatever she wants from any of the departments and we are seeing these ourselves almost daily. In addition, the U.S. and Canadian tax authorities are now proactive in their reporting. If a Canadian auditor is dealing with someone with an American identity or income (rental, stock, director's fees, etc.) the Canadian auditor MUST now automatically report it to the U.S. and vice versa because of the U.S. / CANADA Tax Treaty signed on November 8, 1995.

 3. Ownership of Foreign Companies (Also see September 94 newsletter)           If a U.S. citizen owns 10% or more of a foreign corporation, he or she has to file some rather rigorous forms with their 1040 tax return. Basically, Form 5471 requires them to recalculate the company's profits using a Dec 31 year end, and put their resulting share of profits (even if not received) on their 1040 return. Penalties for failure to file this form can add up at (are you ready for this?) $10,000 every 30 days late up to a maximum of $50,000. This can be even more significant if you own 4 Canadian companies. The hard part here is for the American to realize that his Canadian Company is a foreign company to the U.S. This, of course, also applies to A Canadian who moves to the USA and still owns shares in a family corporation in Canada – Usually dad gave them the shares.

 4. Taxation of "Tax Free" Dividends        This is always a heart breaking moment. A Canadian accountant has spent hours explaining to "hubby" why his wife should have "X" number of shares in his company and how beneficial it is because she can take out $30,000 (varies)  of actual dividends and not have to pay any tax to Canada because of Canada's dividend tax credit. They are totally dismayed and the accountant mortified to find out that the dividends were 100% taxable on her U.S. return, and that the U.S. does not recognize the Canadian dividend tax credit. In addition, she is also liable to file the 5471 forms mentioned in "3" above or suffer the penalties.  And, she must file the TDF 90-22.1 mentioned in 5 below.

 5. Reporting of Foreign (Canadian) Accounts.      U.S. citizens with signing authority on foreign financial accounts which total more than $10,000 U.S. at any one time in a year must report the details of ALL the accounts to the U.S. Treasury in Detroit on a form TDF 90-22.1. Failure to file this "simple little form" carries a penalty of up to $500,000 PLUS 5 years in jail. Note that this form is filed with TREASURY in Detroit, NOT WITH the IRS. See the bottom of Schedule B of your 1040. And, of course, this applies in spades to a Canadian in the US.  As of about June 17, 2007, I am informed that the min penalty will be $10,000 for failure to file this form which is mentioned in the last two questions on the bottom of schedule B.

 Notice that this TDF 90 form requires details of accounts on which you have a signing authority. It does not need to be your account, or contain your money or securities. If you are a nurse and sign on the nurse's union account, you must report the details asked for on the form TDF 90. If you are a cub leader or a signing officer for your Kinsmen account or a deacon at your church and sign the church's account, you must give the details to the Department of the Treasury in Detroit. This also applies to RRSP accounts which are even more serious because they are also classified as "FOREIGN TRUSTS".  http://www.irs.gov/pub/irs-pdf/f90221.pdf

 6. Annual Taxation of RRSP Accounts      NOTE that ANY U.S. CITIZEN who owns a CANADIAN RRSP (which is a foreign trust under U.S. law) is liable for a fine of up to $500,000 U.S. PLUS 5 years in jail if they do not report the existence of the account to the Treasury Department as explained in item "5".

 In addition, there are further penalties for failing to report the RRSP earnings on an annual basis to the IRS. A new form 8891 was provided in 2004.  On an annual basis, you must report the following to the IRS:

1. The name of the financial institution holding the RRSP;

2. The total contributions made up to Dec 31, 2006 including rollovers;

3. The earnings (interest, dividends, capital gains) in 2006 (or any other relevant year) and

4. The balance in the account as of (at) Dec 31, 2006 or other relevant year.

5.  Any Withdrawals made in 2006 (or any other year)

Note that the internal earnings of the RRSP MUST be reported on the U.S. 1040 income tax return. The RRSP earnings can only be exempted AFTER reporting them under the US/Canada Tax Treaty. Note that residents of every country other than Canada must file form 3520 / 3520Ahttp://www.irs.gov/pub/irs-pdf/f8891.pdf. Failure to file the 8891 is 35% of the principal plus 5% for each year not reported.  OUCH!!

7. Social Security Tax on Canadian Self Employed Earnings      If you are earning money in Canada, you are liable to pay U.S. FICA taxes of 15.3% on up to $94,200 of  earnings (2.9% over 94,200) UNLESS you file an exemption request under the US / CANADA Tax Treaty or Article V of the CANADA / US Social Security Agreement 

8. All Canadian Wages or Self Employed Income is Taxable in the U.S.  There is an "up to $82,400" U.S. exemption but to get the exemption, you HAVE to file the return and submit a form 2555 to claim the exemption. If you do not fill in the exemption form, your Canadian earnings are taxable on a U.S. return and you could end up with double taxation if you do not come forward voluntarily. Note though, that if the American in Canada has children, he or she can claim up to $1,000 per child refundable tax credit by filling in form 8812 and 1116 instead of form 2555.

Canadians performing services in the United States, and in 43 of the states in particular, are required to file the respective state return(s) and a US federal 1040NR or 1040 income tax return, even if their remuneration was paid from Canada.  This applies, but is not limited to:

*   Executives attending meetings in the US and, in particular, California,

*   Service technicians servicing Canadian products under warranty,

* Salespeople selling Canadian products in the US,

* Journalists (e.g. covering Canucks Hockey games, INDY races or O J Simpson trial),

* Horse trainers, race car mechanics

The above are exempt from tax up to $10,000 of earned income but the taxpayer must file returns to prove his or her exemption per Article XV. If you earned over $10,000 in the US, US taxation depends on where the employer gets its ultimate tax deduction for the wages paid out. If you are in the US more than 183 days, you are usually taxable on your world income.

**                Entertainers, actors, musicians, performers,

**                Professional athletes, race car drivers, jockeys.

The above are exempt from tax up to $15,000 in gross earned income (which includes travel expenses) but still have to file the return to prove their exemption under Article XVI.

*** Transport Employees, Truckers, Flight Attendants, Pilots if over $15,000.

Transportation employees are exempt from tax in most cases even if in the US for more than 183 days, if they are exercising their regular employment.  They must, however, file the tax return to exempt the income.

Canadians with US rental properties must file a 1040NR with schedules E and 4562 and the relevant state tax if in a taxing state. The penalty for failure to file the 1040NR EVEN IF YOU ARE LOSING MONEY is $1,000 to $10,000 per owner plus 30% of the Gross Rent with no expenses allowed.
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Europeans buying Montreal House for rental and vacation

My question is: Canadian-specific

QUESTION: Hello,

My situation is: Me and my huspand are dual citizens (american/european).We would like to buy an apt. in Montreal, rent it out initialy and keep it as a vacation home eventually.
Question: Is that possible?
 
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david ingram replies:

Yes. 
You will need to file Canadian returns - form 1159 and T776.  You will need to include it on Schedule E of your US 1040.
It does not matter whether you are in France, Spain or Florida, the following older Q & A should help.


QUESTION:

Hi,

I am a US citizen living in New York, who purchased an investment home in Montreal in 2002. The home has been rented out, but has never made a profit any year (due to mortgage, depreciation, expenses, etc.). I am just being notified of the new non-resident tax situation (form NR6) that I need to abide by.

I understand I need to find an agent to help handle pass years non-resident income taxes and current/future non-resident income taxes.  If the property has never realized a profit, how would recommend I procede. Should i secure an accountant to act as my agent to handle all past/current/future non-resident taxes?

--------------------------------
david ingram replies:

There is nothing new about the NR-6.  I do not know when it was brought into play but iIhave been filling them in since the late 70's and the following was printed in my 1989 book.



RENTAL PROPERTIES - CANADA - OWNED BY U.S. RESIDENT


More important perhaps is the problem with rental properties in Canada. When owned by a non-resident, they are subject to a 25% withholding (or 15% if living in Bangladesh) tax. If the renter does not pay this tax,  the government can come along two or three or 15 years later and demand the tax.

Imagine the consternation of a tenant of a house in the British Properties in West Vancouver, or Rosedale in Toronto. Assume the tenant has been paying $2,000 a month for a $500,000 house owned by a Hong Kong resident. After three years of paying $24,000 a year to the `non-resident', they finally buy a house and move. Two months later, there is a knock on the door and a National Revenue representative is standing there demanding 25% of $72,000 for NON-RESIDENT withholding tax (this is a true story by the way, only the owner was in London).

There is a way around this problem. The tenant can ask to see, or rather DEMAND to see a copy of the landlord's filed and accepted NR6 form. (See forms in back of book). This form allows the tenant or agent of the landlord to deduct a lesser amount (or nil if a loss) than 25% of the gross rent. It allows for expenses to be taken off and the tax can then be withheld at 25% of the net, rather than the gross. The property management division of david ingram & Associates Realty Inc. files about 300 of these NR6 forms a year. (This is only necessary if you are paying directly to a landlord whom you KNOW to be a non-resident of Canada.  If you are paying to an agent or Canadian Resident, you are okay.)

Please note, the NR6 MUST BE FILED BEFORE the first rent cheque is received or 25% of the gross rent must be remitted. For years, we were in the habit of filing `this years' NR6 late with last years tax return. In 1989, National Revenue stopped accepting this sloppy practice and demanded them on time.

IF YOU SIGN THIS FORM AS AN AGENT, AND THE OWNER DOES NOT FILE HIS OR HER RETURN BY JUNE 30TH OF THE FOLLOWING YEAR, YOU, THE AGENT, ARE RESPONSIBLE FOR THE 30% OF THE GROSS RENT WITH NO REFUND PROVISIONS FOR ANYONE.

RENTAL PROPERTIES - UNITED STATES - OWNED BY A CANADIAN


If paying 25% of the GROSS rent to Canada sounds bad, cheer up. The United States taxes the Canadian 30% in the same situation. To avoid this, the Canadian needs to notify the U.S. Government that he wishes to be taxed as a business rental house on the "net income" received. But if you do not notify the IRS in advance, the IRS CAN tax you at the 30% of gross rate.

-------------------------------------
What you have to do is get the 2002 to 2006 returns in as soon as possible or be prepared to pay 25% of your gross rent as tax plus penalties and interest if the CRA catches you (remember the US IRS charges 30% in the same circumstances).

Get someone to prepare the returns.  If you would like us to do them for you, that is what we do.  Then get your NR-6 in with a Canadian resident signing as an agent.  You might even try making your tenant the agent.  Remember, if you file the NR-6, you can claim your rental expenses and 25% is only withheld on a profit if any.  Therefore, if the gross rent was $1,000 and the expenses were $900, the agent only has to remit $25.00 a month.

If there is a loss on a monthly basis, no tax has to be remitted.

Just remember, it is NOT the amount of the mortgage payment that is deductible.  Only the interest portion is dedcutible so it is possible to be out of pocket each month becasue of the principal portion of the rental payments, but stillowe tax.

When the actual return is prepared, you can use depreciation to reduce any profit to zero and you will get baxck any tax that was dedcuted.

Also remember, that the figures have to be converted to US dollars and put on a schedule E of your 1040.  This will usually result in a refund on your US and New York 201 returns.

We can prepare the Canadian and US return amendments if necessary - see  below.

---------------------------------------------------
This other question deals with the sale

-- Hello,

I have a home at a BC interior ski hill. We had it built in 2000 and had a rental agent there make a few rentals of it in 2001 and manage it's upkeep for those rentals. He referred us to his CPA for tax returns. We also used this rental agent for  2002. After that we changed to the agent we still currently use. This last spring the first rental agent came up to me and said he had to go to tax court and expected to lose the case and would owe the government $8000.00. He said that it was our fault for not filing the 2001 return on time. This last May he sent me an email demanding the $8000.00 .  No documentation, explanation was provided. So is this possible and if so how could it come about.  What would my responsibility be. Revenue
Canada gets my returns , they know who I am. I might add that the rentals were $14,000 gross and of course the mortgage interest was more than that so the return we filed shows a small loss as is always the situation.

Thank You 
xxxxxxxxxxxxxxxxxxxxxx
Seattle
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david ingram replies:

I wrote the following in my ULTIMATE TAX GUIDE  in 1989.  You can find it at www.centa.com about two/thirds of the way through the 'US/Cdn Taxation Section'. Note that it says clearly that  the agent is responsible to pay 25% of the gross if the US resident does not file the tax return. In reverse, the US charges 30%.
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RENTAL PROPERTIES - CANADA - OWNED BY U.S. RESIDENT


More important perhaps is the problem with rental properties in Canada. When owned by a non-resident, they are subject to a 25% withholding (or 15% if living in Bangladesh) tax. If the renter does not pay this tax,  the government can come along two or ten years later and demand the tax.

Imagine the consternation of a tenant of a house in the British Properties in West Vancouver, or Rosedale in Toronto. Assume the tenant has been paying $2,000 a month for a $500,000 house owned by a Hong Kong resident. After three years of paying $24,000 a year to the `non-resident', they finally buy a house and move. Two months later, there is a knock on the door and a National Revenue representative is standing there demanding 25% of $72,000 for NON-RESIDENT withholding tax (this is a true story by the way, only the owner was in London).

There is a way around this problem. The tenant can ask to see, or rather DEMAND to see a copy of the landlord's filed and accepted NR6 form. (See forms in back of book). This form allows the tenant or agent of the landlord to deduct a lesser amount (or nil if a loss) than 25% of the gross rent. It allows for expenses to be taken off and the tax can then be withheld at 25% of the net, rather than the gross. The property management division of david ingram & Associates Realty Inc. files about 300 of these NR6 forms a year. (This is only necessary if you are paying directly to a landlord whom you KNOW to be a non-resident of Canada.  If you are paying to an agent or Canadian Resident, you are okay.)

Please note, the NR6 MUST BE FILED BEFORE the first rent cheque is received or 25% of the gross rent must be remitted. For years, we were in the habit of filing `this years' NR6 late with last years tax return. In 1989, National Revenue stopped accepting this sloppy practice and demanded them on time.

IF YOU SIGN THIS FORM AS AN AGENT, AND THE OWNER DOES NOT FILE HIS OR HER RETURN BY JUNE 30TH OF THE FOLLOWING YEAR, YOU, THE AGENT, ARE RESPONSIBLE FOR THE 25% OF THE GROSS RENT WITH NO REFUND PROVISIONS FOR ANYONE.

RENTAL PROPERTIES - UNITED STATES - OWNED BY A CANADIAN


If paying 25% of the GROSS rent to Canada sounds bad, cheer up. The United States taxes the Canadian 30% in the same situation. To avoid this, the Canadian needs to notify the U.S. Government that he wishes to be taxed as a business rental house on the "net income" received. But if you do not notify the IRS in advance, the IRS CAN tax you at the 30% of gross rate.


--------------------------------

In practical terms, the CRA is not a boogeyman here.  What usually happens is that the Agent pays the 25% of the gross rent and issues an NR$ in your name crediting you wiht hte 25%.  You do your tax return late and the CRA refunds the money to you and you give the money back to the agent. 

However, that is only good for ONE time, AND if 'you' the owner are chronically late, the agent is responsible.

I do not know enough to comment further.  However, Ii can tell you that at this moment, I have not personally seen a single case where the money was not eventually refunded if the parties co-operated.

If you filed an NR-6 for 2001 and 2002, this situation is clearly spelt out on that form.. If you were not on time, and the agent suffered a penalty and / or if you have not co-operated in the process, I would think that you do owe the agent whatever he or she is penalized becasue his penalty is based upon your failure to file on time.

If your returns were filed on time, he is not subject to penalities.

One of the problems in Whistler is that there were a dozen unlicenced and unregulated operations acting as property managers.  I personally informed 4 of them about their duties when their clients (individuals like yourself) came to me to prepare their US/Canadian income tax returns. 
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Was that you? Zombie Walk Vancouver 2007 - 85 Eldorado Convertible

I was watching the Zombie Walk in Vancouver last Sunday and there was a
fellow in a white Eldorado Convertible in the parade.  Was that you?

--------------------------------------
david ingram replies:

Yep, that was me and I am sending this so that the readers understand that I
have some fun as well 2 weeks from my 65th birthday.

This summer I have been part of the world's largest water gun fight and took
bike ride with critical mass.

However the Zombie walk was the biggest hoot.   see 2113 pictures at -
http://www.flickr.com/groups/vancouver_zombiewalk_2005/

There were over 1100 zombies stretched out over a mile.

So far no one has given me a picture of the car in the parade.  All I have
is one with the back fender showing.  However, that was me in the white
convertible behind the police car at the head of the march/walk.

The Zombie in the cream jacket is my son Mitchell


Linda Mae Beaudin ( Lowes) took this one a month ago at Milestones in West
Vancovuer after lunch. In the parade it had gobs of blood running down the
fenders.

Dig that flag - a blended US / Canadian flag.

The car is a hand made 85 Eldorado turned into a convertible..  New it was
$130,000 in Vancovuer which is why none were sold here.  I bought this in
Inglewood California on eBay for $4,700.  It has 57,000 miles on it.  I have
put a little nick int he back left fender since the picture.  Backed into my
$1,800 eBay Jeep Grand Wagoneer (from Pendleton Oregon) in the dark in my
own driveway.

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Avoiding Canadian Taxes - Judge Teskey

QUESTION:

I have a job offer in the US. My wife and kids are not sure if they want to move there yet, but it might happen over time. How do I position my finances and assets so that I only pay taxes in Florida, and not Canada?

--------------------------------------------------
david ingram replies:

The first way to be sure is to move your family to Florida when you move.

The second way to be sure is to genuinely separate from your wife and pay her alimiony and child support.

The third way (not as sure but just about) is to be absolutely certain that the whole family is moving.  Have an H1B and an applicatuion for a green card and the situation where your wife refuses to move until you have your green card and she can work. In this case, you are a factual resident of Canada and file a Caandian return but exempt your US income on lione 256 under Article IV o fthe US Canada Tax Treaty.  In this case, the wife and kids visit YOU in the states as often as you visit them in Canada.  You take your summer vacations in the US and you should have a Florida residence large enough for them to be there.

If none of these three situations work, you are  subject to the CRA going after you for tax as a  literal resident of Canada under Article IV of the US / Canada Tax Treaty.

Goto www.centa.com and read the US/Canada Income Tax section in the second box down on the right hand side.  Pay attention to the Wolf Bergelt case which is just about in the exact centre.

I have replicated a lot of it here.

what are the rules?

Well, to leave Canada for tax purposes, you must give up clubs, bank accounts, memberships, driving licences, provincial health care plans, family allowance payments (if you are a returning resident, you can continue to get Family Allowance out of the country), your car, and furniture. You can keep a house here as an investment and rent it out, but it must be rented on lease terms of a year or more. And you MUST have an agent sign an NR6 for you (see example). This NR6 has the Canadian Resident AGENT ** guarantee the Canadian Government that if YOU do not pay your tax to Canada, the AGENT WILL. Even after fulfilling the foregoing, the Canadian government can still tax you or "try" to tax you on your income out of the country. If you are being paid by a Canadian Company, they can quite often succeed.

Even though you can collect family allowance out of the country, don't! One client's wife found out that she could get family allowance out of the country if she said they were coming back to Canada. She got some $3,000 of family allowance and cost the family some $80,000 in income tax when they came back to Canada from Brazil. I will never forget the husband's expression when he found out why he had been reassessed and I will never forget his wife's explanation. She said he was a skinflint and never gave her any money. The total episode cost them their house.

** The "agent" referred to above can be a friend, relative, or a business such as ours. We charge a minimum of $40.00 per month to be an "AGENT" for an NR-6 filing. This $480 per year is "in addition" to any other fees but "well worth it" of course. It stops your mother, father, brother, next door neighbour or ex-best-friend from being plagued by paperwork they do not understand.

OUT OF CANADA AND RESIDENT - IN CANADA AND NON-RESIDENT


It is possible to be physically "in Canada" and be treated as a Non-Resident and it is possible to be out of the country for seven years, or never have even lived in Canada, but wanted to, and be taxed as a Canadian resident as the following three cases show. In case you missed it, the reason for the different rulings is the "INTENT" of the parties involved.  Wolf Bergelt intended to leave Canada.  David MacLean was only working out of the country.  He still maintained a residence and could not ever become a resident of Saudi Arabia anyway. Dennis Lee "wanted" to live in Canada.

In 1986, Wolf Bergelt won non-resident status before Judge Collier of the Federal Court, even though he was only out of the country for four months and his family stayed behind to sell his house. He had given up his memberships, kept only one bank account and rented an apartment in California until his house in Canada was sold. Four months after his move, his company advised him that he was being transferred back to Canada. Judge Collier said his move was a permanent (although short) move and he was a non-resident for tax purposes for those four months.

In 1985, David MacLean lost his claim for non-residence status even though he was gone for seven years. He kept a house and investments in Canada and returned a couple of times a year to visit parents. He had even been to the Tax Office and received a letter on January 29, 1980 stating that his Canadian Employer could waive tax deductions because he was a non-resident. However, he did not advise his banks, etc. that he was a non-resident so that they would withhold tax, he did not rent his house out on a long term lease and he did not do any of the things that makes a person a "NON-RESIDENT". Judge Brule of the Tax court of Canada said that he thought Mr. MacLean had stumbled on the non-resident status by chance rather than by design. In other words, to become a non-resident of Canada, you must become a bone fide resident of another country.  As a rule, only a Muslim born in Saudi Arabia to Saudi Arabian parents can become a Saudi Arabian citizen.  The best that David MacLean can hope for is that he has a Saudi Arabian temporary work permit.

In other words, when a person leaves a place, they usually leave and establish a new identity where they are because the "new place" is where they live now. Trying to "look" like a non-resident is not the same as "BEING" a non-resident - think about it.

In 1989, Denis Lee won part but lost most of his claim for non-resident status. He was a British Subject who worked on offshore oil rigs. He maintained a room at his parents house in England and held a mortgage on his ex-wife's house in England. For the years 1981, 82 and 83 he did not pay income tax anywhere. in 1981 he married a Canadian and she bought a house in Canada in June of 1981. On September 13, 1981, he guaranteed her mortgage at the bank and swore an affidavit that he was "not" a non-resident of Canada. [As I have said in the capital gains section of this book, bank documents will get you every time.] During this time he had a Royal Bank account in Canada and the Caribbean but no Canadian driver's licences or club memberships, etc.

Judge Teskey said:

"The question of residency is one of fact and depends on the specific facts of each case. The following is a list of some of the indicia relevant in determining whether an individual is resident in Canada for Canadian income tax purposes. It should be noted that no one of any group of two or three items will in themselves establish that the individual is resident in Canada. However, a number of the following factors considered together could establish that the individual is a resident of Canada for Canadian income tax purposes":

  • - past and present habits of life;

  • - regularity and length of visits in the jurisdiction asserting residence;

  • - ties within the jurisdiction;

  • - ties elsewhere;

  • - permanence or otherwise of purposes of stay;

  • - ownership of a dwelling in Canada or rental of a dwelling on a long-term basis (for example, a lease of one or more years);

  • - residence of spouse, children and other dependent family members in a dwelling maintained by the individual in Canada;

  • - memberships with Canadian churches, or synagogues, recreational and social clubs, unions and professional organizations (left out mosques);

  • - registration and maintenance of automobiles, boats and airplanes in Canada;

  • - holding credit cards issued by Canadian financial institutions and other commercial entities including stores, car rental agencies, etc.;

  • - local newspaper subscriptions sent to a Canadian address;

  • - rental of Canadian safety deposit box or post office box;

  • - subscriptions for life or general insurance including health insurance through a Canadian insurance company;

  • - mailing address in Canada;

  • - telephone listing in Canada;

  • - stationery including business cards showing a Canadian address;

  • - magazine and other periodical subscriptions sent to a Canadian address;

  • - Canadian bank accounts other than a non-resident account;

  • - active securities accounts with Canadian brokers;

  • - Canadian drivers licence;

  • - membership in a Canadian pension plan;

  • - holding directorships of Canadian corporations;

  • - membership in Canadian partnerships;

  • - frequent visits to Canada for social or business purposes;

  • - burial plot in Canada;

  • - legal documentation indicating Canadian residence;

  • - filing a Canadian income tax return as a Canadian resident;

  • - ownership of a Canadian vacation property;

  • - active involvement with business activities in Canada;

  • - employment in Canada;

  • - maintenance or storage in Canada of personal belongings including clothing, furniture, family pets, etc.;

  • - obtaining landed immigrant status or appropriate work permits in Canada;

  • - severing substantially all ties with former country of residence.


"The Appellant claims that he did not want to be a resident of Canada during the years in question. Intention or free choice is an essential element in domicile, but is  entirely absent in residence."

Even though Dennis Lee was denied residency by immigration until 1985 (his passport was stamped and limited the number of days he could stay in the country) and he did not purchase a car until 1984, or get a drivers licence until 1985, Judge Teskey ruled that he was a non-resident until September 13, 1981 (the day he guaranteed the mortgage and signed the bank guarantee) and a resident thereafter.

My point is made. Residency for "TAX PURPOSES" has nothing to do with legal presence in the country claiming the tax. It is a question of fact. My thanks to Judge Teskey for an excellent list. The italics are mine and refer to the items which I usually see people trying to "hold on to" after they leave and are trying to become non-residents. No single item will make you a resident, but there is a point where the preponderance of "numbers" leap out and say, "He / She is a resident of Canada, no matter what he / she says." 

The case above is not unusual in any way. It is a fairly typical situation in my office.

In 1990, John Hale was taxed as a resident on $25,000 of directors fees he had received from his Canadian Employer and on $125,000 he received for exercising a share stock option given to him when he had been a resident of Canada (the option, not the stock). Judge Rouleau of the Federal Court ruled that section 15(1) of the Great Britain / Canada Tax Convention did not protect the $125,000 as it was not "salaries, wages, and other remuneration". It was, however a benefit received by virtue of employment within the meaning of section 7(1)(b) of the act.

Even a car you do not own can make you a resident as the next sailor found out.

In 1988, FrederickReed was claimed by the Canadian Government as one of their own. He lived on board ship and shared an apartment with a friend in Bermuda but only occasionally. He also stayed with his parents in Canada when visiting his employer in Halifax. Judge Bonner of the Tax court ruled that he could not claim his place of employ or the ship as his residence and just because he did not have a fixed abode, did not make him a non-resident. He was also the beneficial owner of a car in Canada which even though of minor consequence, served to add to his Canadian Residency. He had in fact borrowed money from a credit union to buy the car, even though it was registered in his father's name. He had maintained his Canadian Driver's licence as well.

An interesting case in June, 1989 involved Deborah and James Provias who left Canada in October of 1984. They had sold a multiple unit building to James' father on September 21, 1984 but the statement of adjustments did not take place until December 1, 1984. They tried to write off rental losses and a terminal loss against other income as `departing Canadians'. Judge Christie of the Tax Court ruled that they had left before the sale and were not entitled to the terminal loss or another capital loss as these could only be applied against income earned in Canada from October 13, 1984 (the day they left) to November 30, 1984 (the day before the sale) and there was no income, only a rental loss.

But June, 1989 was a good month for Henry Hewitt. He had been a non-resident living in Libya for four years and received some back pay after returning to Canada. DNR tried to tax him on the money but Judge Mogan of the Tax Court came to the rescue. He ruled that although Canadians were usually taxable on money when received, that assumed that the money itself was taxable in Canada, which was not true in this case.

In 1989, James Ferguson lost his claim for non-residency status but from the information, it didn't stand a chance anyway. He had been in Saudi Arabia on a series of one year contracts for four years. His wife remained employed in Canada, and he kept his house, car, driver's licence, union membership, and master plumber's licence. Judge Sarchuk ruled that he had always intended to return to Canada and was a resident.

A similar situation involved John and Johnnie M. Eubanks in the United States. He was working on an offshore oil rig in Nigeria with a Nigerian work permit and attempted to claim non-resident status for the purposes of exempting the foreign earned income exclusion. His wife was in the United States at all times and because he worked 28 days on and 28 days off, he returned to the U.S. for his rest periods using 4 days for travel and 24 days for rest with his family. He did not spend any 330 day period (out of a year) in Nigeria and only had a residency permit for the purposes of working in Nigeria. Judge Scott ruled he was a resident of the U.S. and taxed him some $20,000 with another $6,000 penalties and interest.

The Tax departments in Canada and the U.S. issue Interpretation Bulletins and Information Circulars and Guidance Pamphlets. These documents sometimes get people in trouble because the individual reads the good part and doesn't pay any attention to the exceptions. The following case ran contrary to a Guidance Pamphlet issued by the IRS.

On and Off-shore Oil rigs were involved with William and Margaret Mount and Jesse and Mary Wells. William and Jesse worked in the United Arab Emirates. However, they kept their homes and families in Louisiana and kept their driver's licences in Louisiana and voted in Louisiana. No evidence was shown that they had tried to settle in The United Arab Emirates. Judge Jacobs turned down claimed exclusions of approximately $75,000 each.

There isn't any question about what oil rig people talk about on oil rigs. It has to be "how to beat the tax man". Unfortunately, they all seem to think it is easy. Another such story follows.

In 1989, Clarence Ritchie found out that bona fide residence means just what it says. You cannot be a non-resident of the U.S. for tax purposes if you are not a bona fide resident of another country. He was working on the Mobil Oil Pipeline in Saudi Arabia and although when he left he was married with a couple of kids, by the time he returned permanently, he was a happily divorced man. Judge Scott ruled that though he did not have an abode in the United States, he had not established one in Saudi Arabia and therefore was not entitled to the foreign earned income exclusion which requires you to be away for 330 days out of 365. He had worked a 42 days on, 21 days off schedule and usually returned to the U.S. for his days off although he did spend time in Tunisia, England, Italy and Greece.

On a final note, as explained on page 143 of the "PINK" 17th edition of my ULTIMATE TAX BOOK, it is possible to have three countries after you for tax. If you are thinking of taking a job because a recruiter told you the money is tax free, think twice and check three times with competent individuals about what the rules "really are". No government likes giving up the right to tax its citizens.

DEBT SECURITIES - BANK ACCOUNTS


Non-residents of Canada with investments in Canada are subject to a 25% non-resident withholding tax on any money paid to them while they are out of the Canada. Therefore, if they have $10,000 in the Bank of Montreal and they live in Argentina, The Bank of Montreal must withhold 25 cents out of every dollar of interest paid to the account. Most tax treaty countries such as Great Britain, Germany, the United States, and Australia have a reciprocal agreement with Canada that limits the withholding to 15%.

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locked-in RRSP redemption - Locked in LIRA redemption after two years

Hi David,

You may remember that we spoke a few weeks ago about trying to unlock a locked in RRSP as a foreign resident.  Well, we finally unlocked it and got the funds and I wanted to thank you for helping.  It took some perservierence but it paid off.

Something you may want to warn people about is the amount of tax withheld.  As a foreign resident I am not entitled to a "personal exemption" but I pay 25% flat tax rate.  When the switch was made,  MRS withheld more than that and I caught it.  This is not the first time this has happend to me and it also happend when my husband closed his RRSP account.  The extra 4% or so can make a huge difference!

Thanks again for your help.

All the best,

xxxxxxxxx, Mexico

xxxxxxxxx.com



-------------------------------------------
david ingram replies

It is unusual for them to withhold too much.  Usually, particularly with smaller amounts, they withhold too little an dthe taxpayer is hit with a bill at the end of the year.

25% is the fixed withholding for a non-resident of Canada.  If they do withhold too much, one can file a tax return and get the difference back.

It is also not unusual to be turned down at first.

The following person was turned down as well but Dan Walkow of Seabank Capital managed to free it up for the person (who is not a client) and he sent me the following at the end of a long comment about green cards.

P.S.  The two year out of Canada residency with respect to LIRA's did apply to me.
----------------------------------------------------------


 
Hi David

I have a telephone apt for 9:30 Wed. morning regarding trying to find a creative way to unlock my locked in RRSP.  The following is a response which I got from MRS as to why they can not do if for me.  Although the fund was registered in Ontario,  before I became a foreign resident in Mexico, I had always lived in Alberta and should therefore I woneder if i should not be subject to Alberta regulations, not Ontario.  If this is mission impossible then I guess I will have to accept it but if you can in fact find a creative way to open the account I would like to engage your service.

Thanks



========================================
david ingram replies:
I have no method of removing an Ontario LIRA from the account as a non-resident.

Alberta yes, BC maybe but Ontario has not passed legislation to make it happen.

It is expected to happen but has not happened yet.  One of my newsletters implied that Ontario was okay but that was premature or wishful thinking as the legislation did not get passed with a change in government.

Your only solution is to have the company designate it Alberta somehow but that is unlikely becase the pensions are usually designated to be at a company's head office..  However, A letter confirming your employment in Al;berta all those years might walk through the paperwork with Revenue Canada.  Since they seem to be able to deal with its existence in Ontario, even though it is now in Quebec, it just might work.

The Province of Alberta would also need to agree. 

If your research about Ontario plans was from my site alone I apologize. I was not alone though.  For a few months in 2006, a lot of us thought it had happened.

david ingram



From: "MRS Correspondence" <[email protected]>


Dear xxxxxxxxxxxxxx

 
Thank you for your reply and we apologize for the delay in our response.
 
Money within locked-in plans originated from registered pension plans, and as a result, these types of accounts are regulated by pension legislation.  The legislation places restrictions on redemptions from such accounts.  Provinces have their own laws and regulations that govern pensions registered with their provincial pension regulator. 
 
We have been in contact with your former employer.  They have advised this locked-in plan was established with Merrell Dow under Ontario legislation. Following corporate restructuring the company became known as Marion Merrell Dow Canada, based in Laval, QC. As part of this restructuring, they were converting plans to Quebec legislation, however, they indicate this process was not complete at the time of your departure from the company in 1995, thus the initial designation under Ontario legislation would be accurate.
 
Under Ontario pension legislation, there is no provision for the unlocking of funds due to non-residency.
 
For further information, you may wish to contact your former employer, now known as Hoechst Marion Roussel and still based at the same address in Laval, QC.  Their website can be found at www.sanofi-aventis.ca
 
We also recommend that you consult with your Financial Advisor xxxxxxxxxxx  in Victoria, BC, at xxxxxxxxxxx.
 
Should you have any questions or concerns, or if we can be of further assistance, please e-mail us at [email protected].
 
Sincerely,
 
Sara Winnett
Client Service Correspondent
(416) 964-0660 or 1-800-265-6424, ext. 3358
 
 
Account Access now available at www.mrs.com
 
 
 

From: ]
Sent: Monday, July 16, 2007 5:37 PM
To: MRS Correspondence
Subject: RE: locked-in RSSP redemption


Regarding my locked-in RRSP

I am somewhat confused as to the logic regarding your inability to release the funds. 

 From the research I have done there are 3 provinces which allow the funds to be unlocked.  Ablerta, BC and Ontario.  I was a resident of Alberta all my life, before retiring to Mexico in 1999. 

The company which I worked for had is head office in PQ.,  so first I do not understad how my RRSP originated in Ontario ad eve if it did, what about the Alberta residency? 

If I were to choose to have a monthy pay out from this fund would I not be subject to the flat 25% withholdingtax and not be intitled to the $6,000 (0r whatever) personal exemption.  How can it be that on one had I am being treated as a foreign resident but on the other am subject provincial regulations regarding my money?  Could you or someone please explain this to me.

Thanks

xxxxxxxxxxxx





From: "MRS Correspondence" <[email protected]>
To: "
Subject: RE: locked-in RSSP redemption
Date: Mon, 16 Jul 2007 16:56:06 -0400

Dear xxxxxxxxxxxx
 
Thank you for your e-mail regarding your M.R.S. RRSP #29xxxxx.
 
A check of our records indicates this plan is locked-in under Ontario pension legislation.  Under that legislation, it is not possible to apply as a non-resident to unlock the funds, and therefore we would not be able to process the request.
 
A notice on this issue was sent by fax on June 12, 2007, to the office of your Financial Advisor on file, xxxxxxxxxxxxxxxxx. Should you have any questions or concerns, or if we can be of further assistance, please contact Client Services at 1-800-387-2087, or e-mail us at [email protected].
 
Sincerely,
 
Sara Winnett
Client Service Correspondent
(416) 964-0660 or 1-800-265-6424, ext. 3358
 
 
Account Access now available at www.mrs.com
 
 
 
-----Original Message-----
From:
Sent: Monday, July 16, 2007 3:39 PM
To: MRS Correspondence
Subject: Re: locked-in RSSP redemption


Sir,

I have a SDLRSP with MRS plan number 29xxxxxxxx. xxxxxxxxs xxxxx Financial services Inc. suggested I deal directly with you.  For eight years I have lived outside of Canada and am officially a foreign resident.  I believe that the Plan was registered in PQ (company head office) but I was a resident of Alberta throughout my working life.  I wish to cash out my SDLRSP.  What do you need from me to facilitate this?

yours,

xxxxxxxxxxxx



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Immagration to Canada

Hi David   My husband is looking to immagrate to Canada in the near future. myself and our two children are Canadian and he is from an African country. Do you deal in this area & can we hire you to help us with the process? We would also have a number of tax related questions and concerns about moving back to Canada as we have all been living abroad for 6 years together. We would be looking to make a move within 3 years but want to start getting all our ducks in a row before that time.   Look forward to hearing from you,   ------------------------------------------------------------------------
david ingram replies:

I advise those wishing to handle their own paperwork for Canadian and American immigration but do not work as an actual instigator or paper handler in this area anymore.

I mainly deal in the tax consequences or 'what ifs' of immigration.

I am easily approached via phone or the internet and you can find my prices after the disclaimer.

You can sponsor your husband by filling in the following paperwork. Note the country specific guiides -  Yours is IMM 3912 for instance which you will find at 1.l below


The following will give you the paperwork that must be filled in and submitted. It is aimed at Americans but the South African booklet can be found at 1(l) below:

There are some different rules for sponsorship from within Canada. If this is the case, also explore

http://www.cic.gc.ca/english/information/applications/spouse.asp


QUESTION:

I am a Canadian citizen working in Hong Kong for 4 years.  I have declared myself as "non-resident" of Canada for tax purposes.

I will be getting marry in Jan 2007.  My fiancee is a HK citizen.  We would like to move back to Canada after marriage and I have the following questions regarding sponsorship of my finacee's immigration application:
- can I sponsor the application with my non-residence status?  then move back after the application is approved??
- In order to sponsor the application, I need to fulfill some income
requirements.  Can I use my income from HK as a proof or if I need to move back alone first, then get a job and pay tax before I can apply??

To complete the question, what are the steps to take in order for us to move to Canada?
----------------------------------------------
david ingram replies:

You can sponsor him from afar and move back together.

You need to fill out most, if not all of the following forms.

Unless there is a problem with criminality in your fiancée's background, you should be able to fill them in yourself but we are here if you need some help with them.

Our specialty is the tax portion of the question and we would be glad to
look after your arriving back in  Canada returns.

The following older question and answer will give you what you need

------------------------------------------
THANK YOU FOR ANY HELP AND FORMS YOU CAN TELL US WE WILL NEED TO IMMIGRATE
THE WIFE FROM CHINA TO CANADA.
===================
david ingram replies:

The following deals with sponsoring a spouse into Canada:

I can not guarantee that you will not have any problems but if you have no problems in any of your backgrounds and your lady in is good health, you should be able to sponsor her by filling in the following forms by yourself.

If there are any "really" questionable situations, you should consult with
an Immigration lawyer.  If there is nothing questionable that requires
privileged communication, you can and should consult with a member of the Canadian Society of Immigration Consultants.

In general, you can likely fill them in yourself.  If you do need help,  with general questions you can contact me.

You can start the process by going to:

1.    http://www.cic.gc.ca/english/pdf/kits/guides/3910e.pdf
This is a guide for sponsoring a US citizen spouse into Canada.
            Publication 3910E


You can also look at
https://services3.cic.gc.ca/kmsweb/order/orderitemform_init.do?dispatch=orde
ritemform_init&org.apache.struts.taglib.html.TOKEN=3b64c2b9871ff9732848f582b
894f62c to order the specific forms and at
http://www.cic.gc.ca/english/applications/fc.html to see a list of the
countries and areas.

1.a   http://www.cic.gc.ca/english/pdf/kits/guides/3901e.pdf
This is the Guide for sponsoring a spouse from West Europe including Albania, Andorra, Austria, Azores, Belgium, Bosnia-Herzegovina, Canary Islands, Croatia, Czech Republic, Denmark, Faeroe Islands, Finland, France, Germany, Greece, Greenland, Hungary, Iceland, Ireland, Italy, Liechtenstein, Luxembourg, Macedonia, Madeira, Malta, Monaco, Netherlands, Norway, Portugal, San Marinao, Serbia and Montenegro, Slovak Republic, Slovenia, Spain, Sweden,  Switzerland, United Kingdom, Vatican City

1.b    http://www.cic.gc.ca/english/pdf/kits/guides/3902e.pdf
This is a Guide for sponsoring a spouse from Eastern Europe including Armenia, Belarus, Bulgaria, Estonia, Georgia, Latvia, Lithuania, Moldova, Poland, Romania, Russia,  and Ukraine 

1.c http://www.cic.gc.ca/english/pdf/kits/guides/3903e.pdf
This is the Guide for sponsoring a spouse from MAINLAND CHINA, Macao, Tibet and Hong Kong although the guide only refers to Mainland China on the cover.-----

1.d     http://www.cic.gc.ca/english/pdf/kits/guides/3904e.pdf
        This is the Guide for sponsoring a spouse form India, Nepal; or
Bhutan

1.e     http://www.cic.gc.ca/english/pdf/kits/guides/3905E.pdf
        This is the Guide for sponsoring a spouse from the Philippines


1.f     http://www.cic.gc.ca/english/pdf/kits/guides/3906E.pdf
        This is the Guide for sponsoring a spouse from Australia, Brunei, Cambodia, Cook Islands, Timor-Leste, Federated States of Micronesia, Fiji, Indonesia, Kiribati, Laos, Malaysia, Marshall Islands, Micronesia,
Myanmar, Nauru, New Zealand, Niue, Palau, Papua-New Guinea,
Samoa, Singapore, Solomon Islands, Thailand, Tonga, Tuvalu,
Vanuatu and Vietnam

1.g     http://www.cic.gc.ca/english/pdf/kits/guides/3907E.pdf
        This is the Guide for sponsoring a spouse from Bangladesh, South
Korea, Pakistan,


1.h     http://www.cic.gc.ca/english/pdf/kits/guides/3908E.pdf
        This is the Guide for sponsoring a spouse from  Argentina, Belize, Bolivia, Brazil, Chile, Colombia, Costa Rica, Ecuador, El Salvador, Guatemala, Honduras, Mexico, Nicaragua, Panama, Paraguay, Peru, Uruguay and Venezuela 

1.i     http://www.cic.gc.ca/english/pdf/kits/guides/3909E.pdf
        This is the Guide for sponsoring a spouse from Antigua & Barbuda, Bahamas, Barbados, Cuba, Dominica, Dominican Republic, Grenada, Guyana, Haiti, Jamaica, Saint Kitts and Nevis, Saint Lucia, Saint Vincent and the Grenadines, Suriname and Trinidad and Tobago

1.j     http://www.cic.gc.ca/english/pdf/kits/guides/3910E.pdf
        This is the Guide for sponsoring a spouse from United States of America, Bermuda, Puerto Rico and Saint Pierre and Miquelon

1.k    http://www.cic.gc.ca/english/pdf/kits/guides/3911E.pdf
        This is the Guide for sponsoring a spouse from -Afghanistan, Azerbaijan, Bahrain, Cyprus, Iran, Iraq, Israel, Jordan, Kazakhstan, Kuwait, Kyrgyzstan, Lebanon, Oman, Qatar, Saudi Arabia, Syria, Tadjikistan, Turkey, Turkmenistan, United Arab Emirates, Uzbekistan, West Bank and Gaza Strip, Yemen

1.l     http://www.cic.gc.ca/english/pdf/kits/guides/3912E.pdf
        This is the Guide for sponsoring a spouse from African countries such as -Algeria, Angola, Benin, Botswana, Burkina Faso, Burundi, Cameroon, Cape Verde, Chad, Central African Republic, Comoros, Republic of the Congo, Democratic Republic of the Congo, Djibouti, Egypt, Equatorial Guinea, Eritrea, Ethiopia, Gabon, Gambia, Ghana, Guinea, Guinea-Bissau, Ivory Coast, Kenya, Lesotho, Liberia, Libya, Madagascar, Malawi, Mali, Mauritania, Mauritius, Morocco, Mozambique, Namibia, Niger, Nigeria, Rwanda, Sao Tome é Principe, Senegal, Seychelles, Sierra Leone, Somalia, South Africa, Sudan, Swaziland, Tanzania, Togo, Tunisia, Uganda, Zambia and Zimbabwe-

2.    http://www.cic.gc.ca/english/pdf/kits/forms/IMM1344EA.pdf
This is the application form to sponsor - form IMM-1344A

3.    http://www.cic.gc.ca/english/pdf/kits/forms/IMM1344EB.pdf
This is the sponsorship agreement - Form IMM-1344B

4.    http://www.cic.gc.ca/english/pdf/kits/forms/IMM5481E.PDF
This is the Sponsorship Evaluation Form IMM-5481

5.    http://www.cic.gc.ca/english/pdf/kits/forms/IMM5409E.PDF
This is a statutory declaration of a common-law marriage - FORM IMM-5409

6.   http://www.cic.gc.ca/english/pdf/kits/forms/IMM5540E.PDF
This is the Sponsor Questionnaire - Form IMM-5540

7.    http://www.cic.gc.ca/english/pdf/kits/forms/IMM5540E.PDF
This is an authority to release information - FORM IMM-5540

8.    http://www.cic.gc.ca/english/pdf/kits/forms/IMM5491E.PDF
This is a document Checklist - Form IMM-5491

9.    http://www.canadapost.ca/tools/docp/CIC/bin/hpm-e.asp
This is where you order your official receipt

10.    http://www.cic.gc.ca/english/pdf/kits/forms/imm0008egen.pdf
This is your actual Application for Permanent Residence - FORM IMM-0008GEN

11.    http://www.cic.gc.ca/english/pdf/kits/forms/imm0008_1e.pdf
This is your Background Declaration - FORM IMM-008_1

12.    http://www.cic.gc.ca/english/pdf/kits/forms/IMM5406E.PDF
This is your additional family information - FORM IMM-5406

13.    http://www.cic.gc.ca/english/pdf/kits/forms/IMM5490E.PDF
This is your spouse or conjugal partner questionnaire -= FORM IMM-5490

14.    The Above PLUS a police report from your local police station (See
the guide for details) applies to those being sponsored from the UNITED
STATES. There is a separate brochure for every country.  If you are reading
this and are from any other country (Australia, Brunei, Austria, Venezuela,
etc) goto

14a   http://www.cic.gc.ca/english/applications/fc.html for other country
guides.

15.   http://www.cic.gc.ca/english/skilled/assess/index.html
This is the self-assessment test for an individual to determine his or her
eligibility to immigrate to Canada without being sponsored by a spouse.

I know this will help you make your decision.  If we can help you, remember,
that is what we do for a living.  In particular you should goto
www.centa.com and click on and read US/Canada taxation BEFORE you come.
eMail Article To a Friend View Printable Version Subscribe to 'CEN-TA Cross Border Services - Tax, Visa'

IRS SCAM - Phishing/Vishing - e-mail and/or telephone "Phishing" for your tax information

General News The sender of this email was a partner in the FIRST COMMERCIAL ISP in Canada, Wimsey.com.
He sends along a valid warning.  It is a two part scam.  - Nothing too much or too suspicious in the first part.  The catch is in the second part.

His reference to the Kelowna Advisor was a recent Bankruptcy Case.  The TD ban tried to exempt a Nigerian Loss. A Kelowna Financial Advior with the Investors Group declared bankruptcy because he sent $80,000 off in a Nigerian email scam.  I have included the whole "StockWatch"  story at the bottom of Richard's warning --- It could happen to us.

Richard Pitt wrote:
Hi David

As you know I keep a fairly close eye on the internet for various scams
and such as part of my business. The following one caught my eye and I
thought you might be interested in passing it on to your e-mail lists.
In light of what was reported earlier this week about a financial
adviser in Kelowna being stung for over $80,000 - even professionals can
be scammed sometimes so foreknowledge is worth a lot.

The SANS Internet Storm Center is reporting the details of a scam that
involves the recipient of an e-mail purporting to come from the IRS
offering $80.00 if they will fill in a survey:
http://isc.sans.org/diary.php?storyid=3316&rss

---------------- details from scam e-mail -----------------------
From: Internal Revenue Service [mailto:[email protected]]
Sent: Friday, August 24, 2007 5:23 AM
Subject: IRS Survey : $80.00 to your account - Just for your time!
Importance: High
Congratulations!
Dear Customer,
You’ve been selected to take part in our quick and easy 8 questions
survey In return we will credit 80.00 to your account - Just for your
time!
Please spare two minutes or your time and take part in our online survey
so we can improve our services.
Don’t miss this chance to change something.
To continue click on the link below:
htm://www.irs.gov/login.asp=survey
© Copyright © 2007 Internal Revenue Service U.SA
----------- end -----------

Note that the "real" e-mail uses HTML to hide the fact that what you see
as the URL (htm://www.irs.gov/login.asp=survey) is actually a completely
different computer - view the message "source" to see this if you
receive one.

The telephone call comes after the "survey" has been filled in - and the
caller then proceeds to use "social engineering" (use of some
information to get more information) to use some of the info used in the
survey to get things like the SSN and credit card/bank information "to
verify who you are and allow us to deposit the $80 into your account"

----------- telephone conversation example -------------------
“ Hello Mr I fell for-it, this is Tim from the IRS. Thank you for
filling out the survey, however you didn’t leave any details for us to
deposit the $80. If you provide me with some information now we can
arrange payment.”

“uh, ok”

“Let’s start with verifying some details, starting with your
social security number....”

.....

--------- end -------------


This is just one of the many such scams being perpetrated by the crooks
who have expanded their illegal actions on the internet to the point
where it is a multi-billion dollar business every year.

richard

-
Richard C. Pitt Pacific Data Capture
[email protected] 604-644-9265
http://richard.pacdat.net http://blog.pacdat.net
PGP Fingerprint: FCEF 167D 151B 64C4 3333 57F0 4F18 AF98 9F59 DD73

------------------------------------------------------------------------
The Stockwatch URL IS:

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Toronto-Dominion Bank (The)
Symbol TD
Shares Issued 720,407,424
Close 2007-08-21 C$ 68.43
Recent Sedar Documents








TD Bank loses Nigerian scam lawsuit

2007-08-24 14:00 ET - Street Wire

by Mike Caswell

Everyone has seen the e-mails. A con artist in Nigeria needs help moving millions of dollars out of his country. The messages, usually in broken English, spell out bizarre circumstances in which the sender has happened upon a large sum of money. An oil company was "double invoiced," a "bequest" was left in a will or a "hidden cache of gold" turned up.

The scammer promises generous commissions, usually in the millions, to any sucker who replies. This is commonly known as a Nigerian scam (although the messages often originate from countries other than Nigeria).

Who answers these dubious e-mails? Todd Merenick, a former salesman with Investors Group in Kelowna, responded to one, and it ultimately cost his bank $82,000. (All figures are in U.S. dollars.)

Mr. Merenick's misfortune was made public in a B.C. Supreme Court decision released on Tuesday, Aug. 21. The Toronto-Dominion Bank sued Mr. Merenick after he deposited a counterfeit $82,000 cheque from a Nigerian e-mail scammer.

By the time the bank realized the cheque was phony, Mr. Merenick had wired the $82,000 to an account in Hong Kong. The bank sued on the grounds that Mr. Merenick did not disclose his communications with Nigerian scammers.

As soon as he learned what happened, Mr. Merenick resigned from Investors Group, reported the situation to police and declared bankruptcy. He acknowledged that he owed the bank the full amount of the cheque.

At trial, the bank had to show that Mr. Merenick made false statements concerning the cheque or that his failure to alert the bank to the "suspicious circumstances" surrounding it amounted to fraudulent misrepresentation.

The bank ultimately lost.

The e-mail arrives

In early 2004 Mr. Merenick received an e-mail from a Dr. Chris Martins, purportedly the head of the department of clinical pharmacology at the University of Lagos. Dr. Martins explained that the university had an unused balance of $8.3-million on a $12.5-million research grant. He wanted to transfer the money out of the country on a confidential basis to pay for the researchers' retirements and needed an outsider's help.

For most people, the scam would have ended there; the e-mail would have gone to the electronic equivalent of a trash bin as fast as the recipient's finger could have clicked the mouse.

However, Mr. Merenick replied, albeit skeptically at first. He said he was "suspicious" of the transaction and that he and his supervisor were concerned its purpose was to launder money.

The communications continued. The purported Dr. Martins and then a Dr. Ahman Rehman exchanged e-mails with Mr. Merenick over many months; Mr. Merenick even talked with at least one of the con artists on the phone.

The purported Dr. Rehman "politely but persistently" asked Mr. Merenick to help him move money out of Nigeria. Without help, Dr. Rehman said he would gain nothing from his 25 years of service to the government.

Like all Nigerian scams, the con artists tried to lure Mr. Merenick with a large commission. "Please remember I have offer you 20% for any assistance which you will give to successful delivary [sic] and claearance [sic] in canada [sic]," a Dec. 5, 2004, e-mail read.

Merenick "suspicious"

The judge, B.C. Supreme Court Justice Heather Holmes, said there is "no doubt that Mr. Merenick knew that the chances of the proposed transaction being authentic were slim." On Jan. 17, 2005, Mr. Merenick told Dr. Rehman that "Nigeria is notorious for scams similar to the idea you are using with me and fortunately most Canadians do not fall for them but once in awhile one does and they sure lose lots of money."

Still, Mr. Merenick kept talking with the con artists. Late in the correspondence, Dr. Rehman purportedly introduced Mr. Merenick to a "Reverend" friend in Nigeria. Mr. Merenick talked to the "Reverend" on the phone and remarked that he sounded remarkably like Dr. Rehman.

Merenick falls prey

Mr. Merenick eventually agreed to assist Dr. Rehman (or "fell prey" as the judge wrote).

The scam did not entirely follow the script of a typical Nigerian scam. Normally, the victim is induced to send a relatively small amount of money to cover transaction fees.

In return, he expects to receive a percentage of the main money when it arrives. However, once the victim sends the "transaction fees" the con artist disappears and the victim never hears from him again.

In this case, Mr. Merenick received a counterfeit cheque to cover the transaction fees; Dr. Rehman told him an "investor" had agreed to cover the costs. All Mr. Merenick had to do was deposit the investor's money into his own bank account and then wire it to Hong Kong.

"As soon as you receive the check, you quickly pay it into your bank and wait for your bank to tell you the day it will clear and due for withdrawal. If your bank tells you the date the check will clear, please get back to me immediately so that I can forward to you the account where you will pay in the money to enable us settle all the bank charges here so that the US$8.3 Million be transferred into your bank account in Canada," Dr. Rehman wrote.

Mr. Merenick deposited the counterfeit cheque at a TD branch in Vernon. The next day he arranged for a wire transfer of $82,466 out of his account.

Unhappy bank

The bank contended that when Mr. Merenick deposited the cheque, he falsely told the teller that it represented retirement funds for a client. The teller consulted her manager, who looked at the cheque and reviewed Mr. Merenick's financial history with the bank. The manager also noted that Mr. Merenick worked for Investors Group.

Based on the "strength of this information" the manager cleared the cheque with no hold period. A hold, of course, would have prevented the money from being released until the cheque cleared.

By the time TD discovered that the cheque was a counterfeit, it was unable to recover the money from the Hong Kong account.

Merenick was "careless"

The judge had to decide whether Mr. Merenick's debt to the bank would survive his bankruptcy. If he deposited the counterfeit cheque under fraudulent circumstances, then he would still owe the bank the full $82,466. Otherwise, the bank would be dealt with in bankruptcy proceedings, where creditors routinely receive much less than full payment.

Judge Holmes ruled that because the bank did not prove any fraudulent misrepresentation, the debt will not survive Mr. Merenick's bankruptcy.

"Fraud is a serious allegation, and evidence to prove it must meet a high standard," she wrote.

B.C. Securities Commission records indicate that Mr. Merenick worked at Investors Group Financial Services Inc.'s Kelowna branch from June, 2004, to August, 2005. Investors Group changed its name to IGM Financial Inc. in 2004.





Reader Comments - Comments are open and unmoderated, although libelous remarks may be deleted. Opinions expressed do not necessarily reflect the views of Stockwatch.




Todd Merenick, a former salesman with Investors Group...

This scam is so old, so well known, I am amazed that this guy fell for it. I'll sure be on the look-out for his name when doing any due diligence - but probably won't need to, as I do very little research into what goes into the burgers at Rotten Ronnie's.

Posted by Dubious_Dan @ 2007-08-24 14:15





Those Nigerians are good, Im surprised Howe St. doesn't have a recruitment office there.

Posted by Du-Rag @ 2007-08-24 14:22





The judges ruling was correct. The bank went against their own rules for the sake of making some "fee" money. Sad for Mr Merenick, who should have known better. My question to both the bank and Merenick, is simply why not wait for cheque to clear?????? When it does or does not, proceed accordingly.

Posted by Marshall @ 2007-08-24 14:23





we all make errors and who really cares about the bank the banks have been messing with the cdn. public for generations and i recall my dad and mom loosing out farm in medicine hat so some fat banker could get fatter am glad someone beat the bank thanks ernest-----a farmer who knows what the banks are like

Posted by hope @ 2007-08-24 14:36





This is laughable to say the least. When you consider that this fellow worked as "Todd Merenick, a former salesman with Investors Group in Kelowna" but the article says later they changed their name to IGM Financial Inc., one has to wonder about the knowledge, of the people they hire, to do what was it, give other people financial advice????? Now their is a company I want to deal with and hand over my money to! Did they say he discussed it with his supervisor! Is this dumb and dumber or what? I just hope Todd wasn't the best sales guy they had, and it would be interesting to have listened to his advice from time to time. If this were not a true story, it would have to be a joke.

Posted by Eric Freeman @ 2007-08-24 15:43





Todd is such a disgrace. I think he had in on it. Anyways anyone want to buy my 10 million dollar winning lottery ticket?

Just wire $100,000 to me.. and i'll mail you the ticket. I cant claim the ticket becuase im not of legal age...

Posted by DGL @ 2007-08-24 17:16





I wonder if the guy owns CMKX too.

Posted by goLEEgo @ 2007-08-24 19:30





Warren Buffett said in effect that guys like this will lose your money. Guys who give you money advice and charge a substantial sum - whether you make money or not. None of us will ever believe Todd Merenick or anyone that is in such a position of giving investment advice could be so brain dead.

I have a friend who lost $500K to a guy he trusted here in Canada with a similar type of scenerio...investing in someone else's problem.

If someone's got a problem, make sure your money is not their solution.

Posted by Andrew C @ 2007-08-24 20:19





If the banks cannot run a proper fraud alert system within their group, how really safe is your money in their hands?

They just take, and blame the rest.

Just like the credit card fraud. That is an easy fix.

They just don't do it because of the high interest money cards.

Banks are just a legal "Money milking business."

Posted by Dave Hesler @ 2007-08-25 01:57





Just another example of human greed linking scammers, sucker and bank. It is impossible for me to believe that Todd did not know what was going on - especially if he remained 'suspicious' for such an extended time. Everything that transpired seems to have been carefully orchestrated. Though not accustomed to defending banks, I do feel that at the minimum, misrepresentation was used by Todd to clear the cheque quickly. He obviously knew the funds were suspect and as such should have informed the bank so that they could practice their due diligence. What I find truly interesting is how he thought he would survive once the cheque proved false!

Posted by Rob @ 2007-08-25 11:47