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moving an IRA to a RSP

QUESTION:

I lived in the US for a number of years and contributed to a 401K.  After I left my job there, the money was rolled into an IRA.  I have not contributed to this account since 2000.  I have lived in Canada since 2001 and want to move it to an RSP.  I have been trying to do this for about a year now.  From what I understand, it cannot be "rolled over" but withdrawn and then contributed to my RSP.  I am confused by the witholding percentage and the US taxation on this.  I have not filed US income taxes since I lived there in 2000 and I am a dual US/Canadian citizen.  I have no plans to move back to the US and really would like to use this money as a downpayment on a house as a first time buyer.  Is it worth moving the money?
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david ingram replies:

First of all, get your US returns done.  As a US citizen living in Canada you are more liable to do a US return than a Canadian return.  If you are not careful, youwil have the IRS sending youa tax bill for "ALL" of your earnings in Canda since you arrived here and not allowing you an exemption or foreign tax credit because you are late and they 'caught' you.  Read the November 1993 newsletter to avoid the late filing penalty of no0t being able to c,laim a foreign tax credit.

You can bring the IRA money to Canada largely tax free.   However, as an example, Today (really) I am doing a 2001 return for a lady who withdrew $185,000 from her IRA in 2001 and bought a Vancouver House.  Unfortunately, she did not file her 2001 return and the US IRS has caught up to her and she now owes $142,000 US for tax, penalties and interest. 

The good news is that she neded all the money to buy her Vancouver house and when she took it out in 2001, the exchange rate was 1.54 and she received $284,900 Canadian.  Today, the house has gone UP over $500,000 Caandian.  When she goes to pay the $142,000 US now, she is only paying back about $151,000 Canadian.  She is a way ahead of the game because she did not pay the $73,000 tax she would have owed if she had paid the tax in 2002 (for 2001). By not paying the tax when due, she got to buy a far more expensive house in 2001 because she had $110,000 (Cdn) more cash to spend at the time.

By not buying in 2001 when 'you' came to Canada, you have lost 40% of the value of your IRA in exchange and the home you will be buying has gone up anywhere from 30% to over 100% depending upon where you intend to buy.  Even Saskatoon went up 47% in 2006 alone.

To make your rollover tax free or effectively tax free, you have to have significant Canadian income so that the foreign tax credit works for you.

1.    Cash in the IRA. I suggest that you take out $10,000 in one lump which will be 10% penalty free because you are using it to buy a first time home. You will owe income tax on this amount in the US AND Canada but not the 10% penalty.   Take the rest out separately.   On this amount you will owe regular tax in teh US AND Canada.  You wil also owe a 10% early withdrawal penalty  which is calculated on form 5329.

2.    Take $20,000 Canadian and get it into an RRSP right away to use for your Home Buyer's plan.  Be careful to make sure that it is there for 90 days befroe you take it out to buy your house. 

3.    THEN, borrow the full amount of the IRA (less the $20,000 already there) in Caandian Dollars and put it in an RRSP as an IRA rollowver amount.  This means that that amount will counter out the tax on the IRA. 

4.     To get credit for the tax paid to the IRS,  you will take the amount of the IRA (in Canadian Dollars) and put it on line 433 of schedule 1 of your T-1.  Claim the tax paid to the US on line 431 of schedule 1 and if there is any left over use schedule T2036 to calculate a provincial foreign tax credit.

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However, get your US tax returns done befroe you end up with a $100,000 tax ill.  The following is a handout at a seminar i did for 91 people on Sunday, August 12th.

The following was a handout at the seminar and is pretty self-explanatory. You can find an older and larger edition as the October 1995 newsletter in teh top left hand box at www.centa.com.  You should also read the US /Canada Taxation section in the second box down (Features) at www.centa.com.



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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SEMINAR HANDOUT - positive cash flow on Kitimat 4-plex. - Get Written Fiancial plan

----- Original Message ----- From: david ingram To: CENTAPEDE ; jurock Sent: Tuesday, August 14, 2007 10:57 PM Subject: positive cash flow on Kitimat 4-plex. - Get Written Fiancial plan - David Ingram gives expert income tax & immigration help to non-resident Americans & Canadians from New York to California to Mexico family, estate, income trust trusts Cross border, d

We recently bought a 4plex in Kitimat as a rental investment. We used a Scotia home equity loan for the down payment and a TD mortgage for the other 75%. We have a mortgage on our principal residence in Langley of $244,000. Our monthly payments on the 4plex will total about $1,300 , and the rents will be about $2,000. What would be the smartest method for paying this mortgage? What do we do with the excess cash flow? Is it possible to deduct the interest on our primary residence mortgage? Thanks.

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david ingram replies:

I had some 90 people at a free seminar on this subject today and am just about all "free"ed up on the subject.

You should be taking the rent you receive and use it to reduce the non-deductible mortgage on you r Langley house.
 
You can find out more by reading my November 2001 Newsletter in teh top left hand box at www.centa.com.

Reading Fraser Smith's Book 'THE SMITH MANOUVRE' will also give you ideas on how to make the Langley Morgage deductible.

Your excess  flow should be used to reduce the $244,000 mortgage as soon as possible.  Of course, the interest on the down payment loan is also dedcutible on Form T776.

The following is part of the handout at today's seminar -





David Ingram's US/Canada Services

Mortgage Interest as a Deduction in 2007 – dealing with GAAR

I first conceived of this method in 1975/76 when a client of mine had a rental duplex and had a tenant who was injured in a car accident.  It was at the time of the changeover from private insurance to ICBC and the injured single mother tenant was waiting for an insurance settlement. 

My client allowed his tenant to stay in the half duplex for more than a year and to stay afloat him self, he borrowed money to pay the duplex bills. When doing his 1975 tax return, we deducted the interest paid on the loan because the purpose of the loan was clearly to fund the rental duplex.   

When he finally got his cheque for more than $5,000 from the tenant, it would have been all over if he had just paid the loan off and we had not thought about it. But my client, bless his soul, phoned and asked if he had to pay off the loan (which was deductible) or could he use the money for another non-deductible purpose.

My answer, after thinking about it for a day or so, was that he could us e the $5,000+ for any purpose he could think of.  At the same time, I said this, I was also writing something for the North Shore Credit Union and put my ‘new’ method of making the mortgage interest deductible in this report which they then published as part of an advertisement in the North shore News in (I think) November, 1976. 

I expanded it and it was next published by Hancock House Publishers in my Investment Guide in 1979, 1980 and 1985 and 1991 and BC Business magazine in 1979. Sometime in there, the Ontario Dental Association also ran it in their magazine. It then became part of the internet and can be found in the March 1997 and November 2001 newsletters.

I was pretty heavily involved in the Federal  Conservative Party (ran for the North Shore Nomination in 19780 and am proud to say that we got mortgage interest as a tax deduction on the 1979 federal Income tax return. 

Unfortunately, Joe Clark, the Prime Minister at the time, did not count the number of yes votes and lost a non-confidence motion on Dec 12, 1979, and on Feb 18, 1980, Pierre Trudeau was re-elected as Prime Minister and even though there was a 4-page form and a line on the T-1 General that year, the deduction was killed retroactively by the liberal government and we no longer had this benefit for all without manipulating the paperwork.

In 1981, Fred Snyder was running a series of seminars and teaching my method to a lot of different groups.  In one seminar, he taught it to Realtors, McCauley, Nicolls, Maitland and Company and the manager Fraser Smith wrote Fred a letter thanking him for explaining the methods.  In 1985, Fraser Smith than published the SMITH MANOUVRE which explains the method in great detail and at the time, VANCITY Savings Credit Union was featured in the book and was very good at setting up the method.

Then on Oct 27, 1988 John Singleton had approximately $300,000 in his lawyer’s capital account.  He got permission to take the $300,000 out (it was his but was being used as security in his law practice).  He used it to buy a house and then used the house as security to borrow $300,000 which he then put into his capital account; this was all done in one day.  Of course, since the money in the account was now borrowed for business purposes, he deducted the interest on his 1988 and 1989 returns and the Tax Department turned him down.  He appealed and lost in the Tax Court of Canada but won in the Federal court of Appeals.  The CRA appealed to the Supreme Court and in October 2001, the Supreme Court of Canada found in favour of John Singleton in a 5 to 2 decision.

This case has now been quoted and cited in many other cases.  In OVERS 2006 TCC 26, Mr Overs paid back a shareholder-loan, which would have been included in his income.  By doing what he did, co-incidentally, the interest expense was made deductible. 

Mrs Overs borrowed funds to purchase shares of his holding company at their fair market value.  However, Mr Overs did NOT use a 73(1) rollover as Lipson did.  Therefore, no capital gain was realized but the attribution rules in section 74(1) worked to transfer the interest expense on the wife’s borrowed funds -- back to him.

Judge Little turned down the CRA’s claim that tax benefits arose from this series of transactions.  The taxpayer followed the Income Tax Act in repaying his loan and transferring the shares to his wife. Justice Little ruled that the transactions were NOT avoidance transactions and therefore GAAR did not apply. Judge Little ruled that none of the transactions could be considered “abusive tax avoidance”.

And Judge Bowman ruled in favour of Evans (2005 TCC 684).  JuJudge Bowman found there were no avoidance transactions in what could only be described as a super complicated and very sophisticated series of business restructurings that ended up with a former shareholder receiving cash by using  specific rules in the Act, including sections 85

(rollovers), 110.6 (capital gains exemption), 112 (tax free inter-corporate dividends), 74.5 (attribution) and ss. 84(3) (deemed dividends).

Judge Bowman assumed that there ‘were’ avoidance transactions.  He then dealt with them on an individual basis to decide whether the avoidance transactions were ‘abusive’.  His final decision was that provisions of the Income Tax Act operated as intended and there could not be any abuse.

However, he was not of the same opinion with the LIPSON Family who lost in Lipson v. The Queen, 2006 TCC 148 

Mr Lipson owned a profitable business and:

  1. The Lipsons contracted to buy a home in Forest Hills in Toronto
  2. Mrs Lipson took out a demand loan to buy share in the family business from her husband.
  3. The shares were transferred to Mrs Lipson as a section 73(1)  rollover
  4. Mr Lipson used the funds to buy the house
  5. They “both” took out a mortgage on the house to repay the demand loan

 Judge Bowman used the Section 245 GAAR provisions to rule that the Lipson family was guilty of Gross Abuse of the Tax system.  Perhaps, if they had a business reason for the loan or had not used the Section 73(1) tax free rollover, he would have found in their favour as he did with the EVANS 2005 DTC 1762 case.  In the LIPSON case the wife’s borrowing did not put income in her hands and it was unclea

The following was an excel spreadsheet that was presented and you might be able to figure it out.

1

WHY BOTHER MAKING YOUR MORTGAGE INTEREST DEDUCTIBLE??

1
2

  by david Ingram - www.centa.com

(604) 980-0321

2
3

WELL - LET'S PRETEND THAT YOU HAVE AN OUTSTANDING 

 $  100,000.00 3
4

Let's pretend that you are paying 6%

0.06  times 6000.00 4
5

















5
6

How much do you have to earn to pay 

6000

6000.00 6
7

     At a  0.3 marginal tax rate

you would need  8571.43 7
8





you would pay tax of



2571.43 8
9





To Have enough to pay the interest of

6000.00 9
10

TWO













10
11

WELL - LET'S PRETEND THAT YOU HAVE AN OUTSTANDING 

 $  300,000.00 11
12

Let's pretend that you are paying 6%

0.06  times 18000.00 12
13

















13
14

How much do you have to earn to pay 

18000

18000.00 14
15

     At a  0.35 marginal tax rate

you would need  27692.31 15
16





you would pay tax of



9692.31 16
17





To Have enough to pay the interest of

18000.00 17
18

THREE













18
19

WELL - LET'S PRETEND THAT YOU HAVE AN OUTSTANDING 

 $  600,000.00 19
20

Let's pretend that you are paying 6%

0.06  times 36000.00 20
21

















21
22

How much do you have to earn to pay 

36000

36000.00 22
23

     At a  0.4 marginal tax rate

you would need  60000.00 23
24





you would pay tax of



24000.00 24
25





To Have enough to pay the interest of

36000.00 25
26

















26
27

You can easily see that the larger the mortgage payment



27
28

the more money you have to make and the larger your



28
29

marginal tax rate would be - BC runs from 23% up to $35,000



29
30

and is 44% over $118,000 or so









30
31

DEDUCTIBLE











31
32

But if the last mortgage of 600000 could be deductible

36000.00 32
33

the interest paid of  36000 would get a tax deduction of

14400.00 33
34



and you would only need to earn the difference

21600.00 34
35



instead of the  60000

on line 23 above

35
36

Why only  21600











36
37

Well, you could earn 21600 , borrow

14400 (line 33)

37
38

 for a few days from Fred, and then pay Fred back with the refund

38
39

















39
40

The difference in earnings is  60000

line 23



40
41

minus new necessity of 21600

Line 34



41
42

for  an earnings savings of 38400







42
43

or a monthly difference of 3200







43
44

















44
45

And, if you are self employed as I am, I would have to do



45
46

$200,000 of business and pay $140,000 of expenses to have a profit  of

46
47

$60,000 left over to pay the tax on the $60,000 on line 23 (Aug 11, 2007) 47

And this will also show the mathematics of paying down a mortgage with the earnings from a Mutual fund.


Using New Securities Account to make mortgage deductible

This is to show the method only





























Most, if not all people buy a Mutual fund and have the dividends reinvested









in the fund.  Do NOT DO THAT if you want a deductible mortgage



Non























Deductible Non   HELOC
Assume you  have a borrowed

100,000 to buy funds and they pay  0.06 original  less Deductible interest
C D E F    New G H I J K L M
You pay  0.06 pay your 35% Tax borrow for Invest't Mutual   earnings worth mortgage earnings original  not de-


borrowed interest Refund new funds loan  Fund 0.06

 



ductible
2007 100000 6000 2100 6000 106000 100000 6000 106000 100000 6000 94000 6000
2008 106000 6360 2226 6360 112360 106000 6360 112360 94000 6360 87640 5640
2009 112360 6742 2360 6742 119102 112360 6742 119102 87640 6742 80898 5258
2010 119102 7146 2501 7146 126248 119102 7146 126248 80898 7146 73752 4854
2011 126248 7575 2651 7575 133823 126248 7575 133823 73752 7575 66177 4425
2012 133823 8029 2810 8029 141852 133823 8029 141852 66177 8029 58148 3971
2013 141852 8511 2979 8511 150363 141852 8511 150363 58148 8511 49637 3489
2014 150363 9022 3158 9022 159385 150363 9022 159385 49637 9022 40615 2978
2015 159385 9563 3347 9563 168948 159385 9563 168948 40615 9563 31052 2437
2016 168948 10137 3548 10137 179085 168948 10137 179085 31052 10137 20915 1863
2017 179085 10745 3761 10745 189830 179085 10745 189830 20915 10745 10170 1255
2018 189830 11390 3986 11390 201220 189830 11390 201220 10170 11390 -1220  


























Because the earnings from the mutual fund are mostly dividends and capital gains which are very tax efficient



there will be litle tax on the earnings - certainly less than half of the tax savings in column D

































In this example, I have assumed an interest only HELOC and assumed that you would have paid your regular non-dedcutible interest
which would decrease each year because of the principal being paid down in column K. column M represents HELOC interest


























Every one's situation is different.  YOUR cash flow will be different.  And to escape GARR, you must be making a business decision
If you wish to make your mortgage deductible.  A perceived increase in earnings from a mutual fund loan would likely be sufficient
but there are NO, NONE, NOT ANY Guarantees.









































If this situation interests you, you are advised to get a written financial plan from Fred Snyder FIRST - His Number is (604) 731-8900


























david ingram,  home office  phone (604) 980-0321 - Please do NOT phone before 10 AM or after 9 PM but you can phone 7 days a week
there are NO message machines - If you do leave a message with a person, If I do not get back in 4 hours, I WILL NOT BE RETURNING 
the call - I leave it to YOU to follow up. I get over 700 emails a day and my record for phone calls on April 30 2006 was over 140.


I hpe the formatting stays with the email.


Not sure if this will help or not.  What you should do is get Fred Snyder to do a written financial plan for you. see the red a couple of lines up.
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The results are in - reader's responses - US CANADA Something to think about! - This Would Shake Things Up....

This is the only negative reply I have received to the Bush satire i sent out.  I have over 100 stating how good it was. I did not and still do not think of it as racist. 

I thought long and hard before sending it.   I was more worried about offending my  Democrat clients. And, for the record, I would ike to see Hilary elected because I think she just might get a decent health system into the US.  I do hope that whoever does succeed Bush, has the balls to keep on with the war against terrorism no matter how much it inconveniences me.    However, I do think that the air travel security is done wrong.  I believe everyone getting on a plane should be handed a six inch knife rather than have their nail clippers taken away.  If everyone had a knife, there has to be enough ex marines on every plane to disarm any terrorists.

I finally did send the Bush Satire because I thought it had some real meat in it and would get my readers thinking.  About 13,000 people receiveed it and so far (knock on wood) I have dozens of positive comments and only one negative which I am including along with some good ones.  I intend this to be the last thing I  send on the topic.
 
The following reader took great exception.

sxxxx  axxxxxx wrote:

"you've made some countless dumb comments before but this one tops the list

you are a *censored*ing racist idiot and will probably be the cause your own demise"
-------------
Most replies were like the following:

"This speech is one of the best pieces of political satire I have read. I admit that I don’t spend alot of time with political satire because it is usually negative and ridiculous. However, as I read this speech I realized that this has all come from my mouth at some point, while debating world politics with an ignorant co-worker or relative. Thanks." AX WXXXXXX

or

"ingram, That was a good one man. Different approach! Different Angle!! Different message!!! Full of Truth. I loved the following: "you're too stupid to leave a city that's below sea level and has a hurricane approaching" "  Mxxxxx

or

Good one!

dxxxxxxxxxx  fxxxxxxxxxx
or

"Davey
You made my day"

Fxxxxxx Hxxxxxx
----------------------------------------------------
Back to fix a tax return we sent in wrong.

Yep, we have been known to make the odd error.

This one is only $90,000 out.

And the tax department did not catch it yet, gillian bryan caught it  over something else.

david �
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Something to think about! - This Would Shake Things Up....

President Bush's Resignation Speech
 We all have our disagreements with President Bush. Immigration, U.S. Attorney firings, Iraq , Darfur , etc. are all hot topics these days. ·  
The following "speech" was written yesterday by an ordinary person. While satirical in nature, all satire must have a basis in fact to be effective. An excellent piece by a person who does not write for a living.
 Sent with the author's permission.

 The speech George W. Bush SHOULD give:

 Normally, I start these things out by saying "My Fellow
Americans." Not doing it this time. If the polls are any indication, I don't know who more than half of you are anymore. I do know something terrible has happened, and that you're really not fellow Americans any longer.

 I'll cut right to the chase here: I quit. Now before anyone gets all in a lather about me quitting to avoid impeachment, or to avoid prosecution or something, let me assure you: there's been no breaking of laws or impeachable offenses in this office.

 The reason I'm quitting is simple. I'm fed up with you people.

 I'm fed up because you have no understanding of what's really going on in the world. Or of what's going on in this once-great nation of ours. And the majority of you are too damned lazy to do your homework and figure it out.

 Let's start local. You've been sold a bill of goods by politicians and the news media. Polls show that the majority of you think the economy is in the tank. And that's despite record numbers of homeowners including record numbers of MINORITY homeowners. And while we're mentioning minorities, I'll point out that minority business ownership is at an all-time high. Our unemployment rate is as low as it ever was during the Clinton Administration. I've mentioned all those things before, but it doesn't seem to have sunk in.

 Despite the shock to our economy of 9/11, the stock market has rebounded to record levels and more Americans than ever are participating in these markets. Meanwhile, all you can do is whine about gas prices, and most of you are too damn stupid to realize that gas prices are high because there's increased demand in other parts of the world, and because a small handful of noisy idiots are more worried about polar bears and beachfront property than your economic security.

 We face real threats in the world. Don't give me this ~blood for oil" thing. If I was trading blood for oil I would've already seized Iraq 's oil fields and let the rest of the country go to hell. And don't give me this 'Bush Lied People Died' crap either. If I was the liar you morons take me for, I could've easily had chemical weapons planted in Iraq so they could be 'discovered.' Instead, I owned up to the fact that the intelligence was faulty. Let me remind you that the rest of the world thought Saddam had the goods, same as me. Let me also remind you that regime change in Iraq was official US policy before I came into office. Some guy named ' Clinton ' established that policy. Bet you didn't know that, did you?

 You idiots need to understand that we face a unique enemy. Back during the cold war, there were two major competing political and economic models squaring off. We won that war, but we did so because undamentally, the Communists wanted to survive, just as we do. We were simply able to outspend and out-tech them.

 That's not the case this time. Many, if not most of the soldiers of our new enemy don't care if they survive. In fact, they want to die. That'd be fine, as long as they weren't also committed to taking as many of you with them as they can. But they are. They want to kill you. And the bastards are all over the globe.

 You should be grateful that they haven't gotten any more of us here in the United State s since September 11. But you're not. That's because you've got no idea how hard a small number of intelligence, military, law enforcement and homeland security people have worked to make sure of that. When this whole mess started, I warned you that this would be a long and difficult fight. I'm disappointed how many of you people think a long and difficult fight amounts to a single season of 'Survivor'.

 Instead, you've grown impatient. You're incapable of seeing things through the long lens of history, the way our enemies do. You think that wars should last a few months, a few years, tops.

 Making matters worse, you actively support those who help the enemy. Every time you buy the New York Times, every time you send a donation to a cut-and-run Democrat's political campaign, well, dammit, you might just as well Fedex a grenade launcher to a Jihadist. It amounts to the same thing.

 In this day and age, it's easy enough to find the truth. It's all over the Internet. It just isn't on the pages of the New York Times or on NBC News. But even if it were, I doubt you'd be any smarter. Most of you would rather watch American Idol.

 I could say more about your expectations that the government will always be there to bail you out, even if you're too stupid to leave a city that's below sea level and has a hurricane approaching. I could say more about your insane belief that government, not your own wallet, is where the money comes from. But I've come to the conclusion that were I to do so, it would sail right over your heads.

 So I quit. I'm going back to Crawford. I've got an energy-efficient house down there (Al Gore could only dream ) and the capability to be fully self-sufficient. No one ever heard of Crawford before I got elected, and as soon as I'm done here pretty much no one will ever hear of it again. Maybe I'll be lucky enough to die of old age before the last pillars of America fall.

 Oh, and by the way, Cheney's quitting too. That means Pelosi is your new President. You asked for it. Watch what she does carefully, because I still have a glimmer of hope that there're just enough of you remaining who are smart enough to turn this thing around in 2008.

 So that's it. God bless what's left of America . Some of you know what I mean.
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Reporting income from a cashed in rrsp bt US citizen

QUESTION:

I am a U.S citizen residing full time in Canada.  I am now on disability pension and had to cash in some of my RRSP's in 2006. How do I report that income on my U.S. tax return?  I am attempting to do the return on my own because I can not afford to pay a professional.  Should I be concerned about doing it wrong or would the IRS be nice enough to correct it for me?

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david ingram replies:

Well I also did a free seminar on this today at the Holiday Inn on West Broadway in Vancouver.

You have to fill in form 8891 and the taxable portion of the withdrawal will go on line 16b and the actual withdrawal will go on line 16a of the 1040. http://www.irs.gov/pub/irs-pdf/f8891.pdf

The following was a handout at the seminar and is pretty self-explanatory. You can find an older and larger edition as the October 1995 newsletter in teh top left hand box at www.centa.com.  You should also read the US /Canada Taxation section in the second box down (Features) at www.centa.com.



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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professional receives gift from client

QUESTION: I am a self-employed, Canadian professional with a client who, as a result of a 
recent business success, wants to provide me a substantial cash gift as thanks.
 
Is there a way to receive this amount without having to claim it as taxable income?
---------------------------------------------------------------------------
david ingram replies:

It is a good question.  When 'does' a busines deal become a friendship gift? It can certainly happen but requires the wisdom of Soloman to figure it out.  I guess the start of the answer would depend upon what that client was going to do with the payment.  If the client is treating it as a business expense, there is no doubt that it is taxable to you.

It gets a little less clear if your bonus is from the sale of a tax free principal residence.  For instance, if you are a professional stager and  'staged' a house for sale and it took top dollar and the seller paid you an extra $5,000 bonus, it would be taxable for sure. On the other hand, if your profession is a naturopathic physician and you helped a client stage their house because they are also a friend and you like decorating, and they gave you a $5,000 windfall gift that you had no expectation of receiving, it is likely tax free.

However, you state a business success and the implication is that it is somehow or other involved with your profession.  If that is the case, I say it is taxable and there is no way to detaxify it. �
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15% Canadian withholding tax on US resident working

I worked in Canada for less than 183 days and had a 15% withholding tax on my income even though I was paid from the US.  I work in the film industry as a freelance accountant.  Do I need to file a Canadian tax return and how can I recoup the 15% tax I paid in Canada?
  ---------------------------------------------------
david ingram replies:

You are taxable in Canada and even though you may have heard abou8t an Article XIV or Article XV exemption under the US / Canada Income Tax Convention (Treaty), the exemptions do NOT apply to artists or athletes or anyone else involved in entertainment. 

You must file a Canadian T1 Income Tax Return and report the money earned in Canada (even if paid from France, Germany, Australia or the US or anywhere else).  You will pro-rate your exemption amounts on schedule 1 based upon the number of days you were in Canada.

When finished, you may have a refund but it is also more likely you will owe a little more, especially if you earned over $30,000.

You will then report the income 'again' on your US 1040 (and state return if in one of the 43 US states with a tax return).  You will claim credit for the tax paid to Canada on US form 1116 or use it as an itemized deduction on schedule A if you wish but it is usually always more beneficial to use form 1116 which you can find at www.irs.gov.

Many actors, etc, in your position ignore Canad and hope it will go away.  However, I am dealing with an actor right now where the CRA (Canadian IRS) has billed him over $180,000 for his income back to 1997.

Do it right and if you need help, we can look after it for you.
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Canadian resident working for US company

QUESTION:

I am a Canadian Resident residing in Canada. I am employed by a US company out of New York, USA. I will be paid in Canadian dollars. I would like to know what taxes will be cut on my salary? Will both US and Canadian tax laws apply?

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

If you are living in Canada and working in Canada, you will only pay Canadian tax and CPP.

If you are living in Canada and commuting to work in New York state, you will pay New York State tax, Social Security Tax, Medicare Tax  and US federal Tax first and then report all the income  again in Canada on lines 104 and 433 of your Canadian tax return.  You will then claim credit for the medicare, social security New York sate taxes and federal tax on line 431 (use form T2209 to calculate) of schedule 1 of your Canadian return.  If there is any left over, you can claim the excess on line 48 of the provincial schedule 428 of your Canadian return unless you are in Quebec in which case you have to use form TP-772-V and put the result on line 409 of Schedule E of your Quebec TP1.  In the rest of Canada, use form T2036 (provincial) to calculate the actual amounts for the provincial credit on line 48 of schedule 428. �
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US CANADA Visa-less Work?

QUESTION:

If I were to buy U.S.vacation  property with a friend  would I be allowed to do repairs and or renovations? What percentage must I own? I am English born, Canadian raised but not a Canadian Citizen. Or must I have a Visa or Permit? What if i were to buy into a Partnership?

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

Take out your Canadian citizenship before its lack causes you problems.  Look at Lord Black's problems.

If you buy it with a friend or two or three and there are just the two or three or four of you sharing the space, and you NEVER - EVER EVER rent it out or use it for business purposes, and you are all equally involved, you can buy a vacant lot and build the whole building together.  If you buy an existing building or the one you built needs it, you can remodel, fix, repair, paint, clean up or do anything else to it.

If it is a business cabin for entertaining business guests or renting, you can not even take out the garbage.

I do not think there is any number of people limited in that partnership but if there were twenty-five and you all had a couple of week's use, I would say 'no' again because it is back to being a business type of thing.  You should ask the Homeland Security person at the border if you are thinking about some massive partnership or LLS type of ownership.

Another problem would certainly be where your friend buys a place and gives you 20% or 25% sweat equity for fixing it up.  If that is the case, the answer is 'no' again because you are 'working' in the US for remuneration in kind.

This older question will add to the answer

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

QUESTION: Hello David,

I'm living in Vancouver, finally paid off the student debt but don't see myself getting into
the expensive Vancouver market. I do however like to ski and was thinking of buying an
inexpensive trailer (25k Cdn) in Maple Falls Washington.
 
However I'm not sure what other expensives I should expect given that it's in the US.
I'm not trying to make this an investment with a high return, but I would like to do some
handy work to it to increase the value. If I add about 10k worth of value, how would that
affect my taxes in the long term?

Thanks for the advice.
----------------------------------------------
david ingram replies:

One of my favourite weekends ever was in 1973 at the Chandelier (think it has a
different name now) when marooned at SnowLine  because of the gas shortage when one
could only buy gas on odd days if your licence pklatre ende dwith an odd number and
even days when it was an even number.

Strangely, it was that weekend 34 years ago that lets me answer you question now.

The cabin I was staying in was not a rental but was built by the fellow who owned it.
 When he was building it, buddies would come down and help him and one weekend, the
INS raided the spot and deported a bunch of his friends for working in the US .

He was fine building it because he owned it but no one else can hammer a nail, paint a
board, install a sink, or carry a shingle if they are not either an owner or a legal US
citizen or US resident with a green card.

If your buddy is working and living inthe US with a TN, H1, O1, P1, L1 or any other visa
but a green card, they cam NOT help you either.

And, if you are intending to rent the trailer out 'EVER', 'you' can NOT hammer a nail,
sweep the front steps or clean the toilet.


Assuming you are buying this trailer on its own lot, when you go to sell, you will owe
the US income tax on the profit.

If it is your only pioece of real estate at that time, you will not owe Canada any tax
because you can claim it as your personal residence if you have not bought another place.
-------------------
However, I would far prefer that you stretched your resources to buy something in Canada
to live in and combine your present rent and the payments you would have to make for the
trailer to buy your home in Canada. If you can't afford a one bedroom, buy a studio. 
Go down to Ikea onteh Lougheed highway and look at how much they can put into a small space. 

Interestingly, I read the other day that Ikea has now sold enough furniture in North
america that 10% of all children are conceived in an Ikea Bed.  Now that is information worth knowing.

Good luck
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Canada Inheritance from for US residents

QUESTION:

My wife and I are both Canadian in the last step of taking on
us citizenship. We but have fathers left in canada that are
older and would inherit real estate and money. What are the
tax implications cross border. Is our citizenship going to
change the tax implications. Is there anything we can do to
minimize taxes?

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

Your fathers final returns will determine the Canadian capital gains tax or tax on RRIF accounts, etc.  There would not be any tax on pure cash deposits.  If there was an estate with multiple heirs, then the estate would likely pay tax on any internal earnings until dispersed although the executors could elect to disperse imnternal earnings to the heirs until settlement.  If the executor did decide to disperse internal earnings by way of a T3 Canadian estate return, the executor would have to withhold 10% tax on any interest, 15% tax on any dividends and 25% tax on any rentals and sale of real estate.

After the final settlement, any capital dispersed to you would be tax free in Canada and the US.

Your new citizenship will not change the eventual taxation.  Your residence outside of Canda generates the withholding tax rules above.