Tax Accountant for Multi-Residential Building Owners in Ontario and Across Canada
A building of four or more self-contained units is a rental property, a construction project and a capital asset at once, and the three answers almost never come from the same person. Rent of a residential unit is an exempt supply where occupancy runs a month or more to the same individual, under Part I of Schedule V, so nothing is charged on the rent and nothing is recovered on what the building consumes. Build one or convert one, though, and section 191 treats the first tenancy as a sale of the whole complex to yourself at fair market value. Against that sits the purpose-built rental housing rebate, which returns the full federal part of the tax on a qualifying building and reaches almost nobody who bought an existing walk-up. Hold two buildings and Regulation 1101(1ac) puts each of them in a class of its own. All of it handled, with AFFORDABLE flat fees.
AFFORDABLE Multi-Residential Building Tax Accountant
Two things happen to a newly built rental building and most owners have heard of only one of them. Give possession of a single unit to a tenant under a residential lease, as the builder of the complex, and the Excise Tax Act treats you as having sold the entire building to yourself and bought it straight back, at the fair market value of the land and the building together. That is the self-supply, and it lands the week the first tenant moves in rather than on any day something is actually sold. The rebate for purpose-built rental housing exists largely to hand that money back, and it hangs on dates and unit counts that cannot be rearranged after the fact. Knowing one half of that pair is worse than knowing neither, because it is the half people plan around.
The owners on our books hold four-plexes and six-plexes over shops on main streets, 1960s brick walk-ups bought mostly for the land beneath them, converted rooming houses, small mid-rises, and in a few cases a building that went up recently enough to qualify for the rebate. Some hold one. Several hold three or four, which is where the capital cost allowance rules stop being tidy: once more than one property sits in the same class, each building that cost $50,000 or more is prescribed a class of its own, and the pooling an adviser reaches for is simply not available.
You run the buildings. We will settle whether the rebate reaches you, date the self-supply, give each building the class it belongs in, and file on that footing.
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Accounting That Understands How a Multi-Residential Building Actually Works
An apartment building earns rent that carries no tax, spends money that carries tax nobody can recover, and may be sitting on a rebate claim that turns entirely on a date in 2023. At Gondaliya CPA we work those three facts as one piece of work rather than one at a time, for owners across Ontario.
Stay Compliant and Minimize Your Multi-Residential Building Tax
On a rental portfolio, staying inside what CRA requires and keeping the tax bill honest turn out to be one job rather than two. We carry every date, claim what each property is entitled to in the class it genuinely belongs in, and put nothing on a return we would not want read back to us.
Accounting & Tax Experts for Multi-Residential Building Owners
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Why Choose Our Accounting Services for Multi-Residential Building Owners?
Tax Planning — Rebates, Dates and Classes
We test the rebate against the construction window and the unit count before a lease is signed, fix the self-supply date deliberately rather than by accident, and open a separate prescribed class for each building before the next one is bought.
Consulting — What Each Building Actually Returns
Our bookkeeping costs every property against the revenue it produced, with rent, parking and laundry on their own lines, so a building losing money behind a healthy portfolio total stops being invisible.
CRA Representation — Rebate and Valuation Reviews
When CRA tests a rebate claim or the value behind a self-supply, we assemble the unit schedule, the dated permits, the appraisal and the construction ledger — and where the penalties came from an earlier adviser’s error, we take that to Form RC4288.
Bookkeeping — One Ledger Per Building
We build records a lender and a reviewer can both read: one ledger per property, an asset register with the land stripped out, capital projects tracked while they are running, and a rent roll that ties back to the bank.
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Multi-Residential Building Owner Clients
Multi-Residential Building Tax and Accounting Services in Ontario
Personal & Self-Employed Tax Filing for Multi-Residential Building Owners
A statement of real estate rentals prepared for each building rather than one for the portfolio, with rent, parking and laundry separated, repairs split from improvements, and every claim weighed against section 67.
Bookkeeping & Accounting for Multi-Residential Building Owners
One ledger per building in QuickBooks Online or Xero, the rent roll fed from Yardi Breeze, Buildium, AppFolio or Rent Manager, capital projects tracked while they run, and receipts in through Dext or Hubdoc.
Payroll Services for Multi-Residential Building Owners
Superintendent and caretaker payroll run properly: withholdings remitted on the PD7A, T4 slips in on time, WSIB from your first hire, and a trades contractor classified before the invoice is deducted.
GST/HST Filing for Multi-Residential Building Owners
The exemption read properly: rent exempt at a month or more to the same individual, parking and laundry exempt under provisions of their own, and no credit on building costs, because exempt is not zero-rated.
Tax Planning for Multi-Residential Building Owners
Planning on the rebate and its dates, the self-supply, a separate class for each building, the order in which properties would be sold, and whether a corporation is the right place to hold them at all.
Catch-Up Tax Filing for Multi-Residential Building Owners
Overdue years rebuilt from leases, rent rolls, bank deposits and contractor invoices, each purchase price split between land and building, and pooled allowance history unwound back to the year it went wrong.
CRA Review Representation for Multi-Residential Building Owners
Rebate reviews, self-supply valuations and allowance history across several buildings, handled from the first letter with the schedules, appraisals and dated permits that answer the question actually asked.
CPA Compilation Report for Multi-Residential Building Owners
Compiled statements a lender accepts, showing each building on its own, any self-supply liability and rebate receivable presented together, and last month’s rent deposits as the liability they are.
Incorporation Review for Multi-Residential Building Owners
An honest test of whether a company helps you, what it cannot fix while the rent is income from property, and what moving an existing building into one would really cost to do.
Catch-Up Bookkeeping Services for Multi-Residential Building Owners
Years of records rebuilt building by building, parking and laundry pulled back out of the rent, capital projects reconstructed, and the capital cost of each property restated with the land taken out.
US Corporation & LLC Tax Filing for Multi-Residential Building Owners
For holdings that straddle the border: an owner resident elsewhere, a United States shareholder, rent withholding, conversion of foreign-currency advances, and the two sets of returns prepared to agree with each other.
Voluntary Disclosure Program for Multi-Residential Building Owners
Come forward on rent never reported, a self-supply never accounted for, or two buildings pooled in one class for a decade, and have the penalties cancelled rather than assessed.
Accounting & Tax Services Tailored for Multi-Residential Building Owners
Practitioner-level CPA work for owners of four-plexes and six-plexes, brick walk-ups, converted rooming houses, small mid-rises and newly built purpose-built rental buildings across Ontario — built for a property whose rent carries no tax and whose very first tenancy can be a deemed sale of the whole of it.
- We prepare a separate statement of real estate rentals on Form T776 for each building you own, not one combined statement for the portfolio, because the capital cost allowance arithmetic later has to be done building by building.
- Every stream the building earns is entered as what it is: monthly rent, parking let to the people living there, coin and card laundry takings, and a last month’s deposit at the point it is finally applied against rent.
- Repairs are separated from improvements in the quarter both happen: a failed boiler circulator replaced like for like is one thing, a new elevator controller or a rebuilt parapet is another, and the invoices are filed accordingly.
- Nothing goes on the statement that section 67 of the Income Tax Act would not allow, since it permits only what is reasonable in the circumstances, and that is a question we settle before filing rather than after a letter arrives.
- Where your net tax owing passes $3,000 we put you onto instalments deliberately, because a portfolio that grew by one building halfway through a year will otherwise meet the requirement for the first time without warning.
- The books run one ledger per building in QuickBooks Online or Xero, with a property management platform such as Yardi Breeze, Buildium, AppFolio or Rent Manager feeding the rent roll rather than replacing the accounting records.
- Common-area hydro, building-wide water, heating fuel, elevator inspection, snow clearing, garbage collection and the superintendent’s wages are coded to the building that incurred them, so a six-plex never quietly subsidises the walk-up two streets over.
- Capital projects get their own job codes while they are running, so a roof, a window and balcony programme and a boiler replacement arrive at year-end already separated from the repairs that happened around them.
- Parking and laundry revenue is tracked on its own lines instead of being folded into rent, because the two have their own exempting provisions and a reviewer who cannot see them will ask you to produce them.
- Invoices come in through Dext or Hubdoc and are reconciled monthly, which builds the six-year trail section 230 of the Income Tax Act asks for and keeps the land and building split visible on every acquisition.
- Superintendent and caretaker wages go through payroll properly, with the income tax, the Canada Pension Plan and the employment insurance deductions all remitted on the PD7A at whatever frequency CRA has assigned to your account.
- By the end of February the slips and their summary are in, matched against what CRA shows as actually remitted rather than against what the payroll software reported sending.
- A trades contractor engaged for a roof or a masonry season is classified first, on the factors CRA guide RC4110 sets out — direction of the work, whose tools, where the risk of loss sits — before an invoice is deducted.
- WSIB coverage is registered from the first employee you hire rather than the first year somebody asks, and the clearance certificates a lender or an insurer wants are kept current alongside the payroll file.
- Accommodation provided to a resident superintendent is flagged as a benefit question to be valued and settled on your file, and your annual Ontario payroll is kept under review against the employer health tax exemption.
- Part I of Schedule V exempts the rent of a residential unit let to the same individual for a month or more, counting the right of occupancy as well as actual occupancy, and every ordinary apartment lease is well inside that.
- Parking supplied by lease, licence or similar arrangement throughout a period of at least one month to a lessee or occupant of a residential unit in a multiple unit residential complex is exempt under section 8.1 of that Part.
- The supply to a consumer of the right to use a washing machine or clothes dryer situated in a common area is exempt under section 13.3, effective 24 April 1996; a lease of the laundry area itself falls under section 13.4.
- Because an exempt supply is not a zero-rated one, the tax on the roof, the boiler, the appliances and the management fee is simply part of what each of them cost you, and none of it comes back.
- Where it is argued that one charge is incidental to another, CRA points to Policy Statement P-159R-1, and we apply that reasoning to the particular charge on your rent roll rather than to the building as a whole.
- A rebate claim is modelled before the first lease is signed: the unit test, the condition that 90% of the residential units be held for making an exempt lease, and the construction dates, none of which can be rearranged later.
- The self-supply date is treated as a decision rather than an accident, because it falls on the later of substantial completion and the first possession given under a lease, and the value is measured on that date.
- Holding the buildings in a corporation is tested rather than assumed: rental income earned in a corporation is normally income from a specified investment business under subsection 125(7), which puts the preferential corporate rate out of reach.
- Because each qualifying building sits in its own prescribed class, we plan disposals with that in mind: the undepreciated capital cost of one building cannot be set against the recapture thrown up by the sale of another.
- Major capital work is timed against your year-end with the half-year rule in view, so a boiler plant commissioned in the last fortnight of a fiscal period is not mistaken for a full year of allowance.
- We rebuild the rental result for every unfiled year from leases, rent rolls, bank deposits, mortgage statements and the contractor invoices behind each capital project, which on a building portfolio is usually the only surviving evidence.
- The late-filing penalty under subsection 162(1) of the Income Tax Act grows the longer a return stays outstanding, so the arithmetic favours filing on carefully rebuilt figures now over waiting until every schedule looks perfect.
- Each purchase price is split between land and building across the missed years, because only the part relating to the building counts toward the threshold that decides whether a property gets a class of its own.
- Where buildings have been pooled in one class for years, we unwind that back to the year the second property was acquired, so the allowance history and the undepreciated capital cost of each one is finally its own.
- If you built or converted the building during the unfiled period, the self-supply is dealt with first, since the deemed sale of the whole complex changes the figures every later year is computed from.
- When a rebate claim is reviewed, we produce the unit schedule, the private kitchen, bathroom and living area evidence for each unit, the lease intentions behind the 90% condition and the dated record of when construction began.
- When the self-supply value is questioned, we assemble the appraisal, the construction cost ledger and the dates of substantial completion and first occupancy, because a fair market value with no working behind it is replaced by the reviewer’s own.
- When the allowance history across two or more buildings is challenged, we show the separate class schedules, the land and building split on each acquisition and the year each property entered the portfolio.
- We keep the review inside the dates it was opened on and answer in writing, noting only that subsection 152(7) of the Income Tax Act permits CRA to assess on figures of its own where yours are absent.
- Where penalties and interest trace back to an adviser who never mentioned the self-supply or never separated the classes, we pursue taxpayer relief on Form RC4288 rather than treating the assessment as the end of it.
- A lender will usually want two fiscal years of statements under the compilation engagement standard, CSRS 4200, before it refinances a building or advances the money for a roof and a window programme, and we prepare them.
- Each building appears on its own, with its own revenue, its own operating cost and its own carrying value, because a lender underwriting one property should not have to disentangle it from three others.
- Where the building was newly constructed, the self-supply liability and any rebate receivable are both presented, since a statement that shows one without the other misleads the reader about the position on the day it was signed.
- Last month’s rent deposits held across the portfolio are shown as the liability they are rather than as revenue already earned, which is a difference of real size once a building has forty units in it.
- Statements reach you within a month of the records arriving, because a refinancing decision taken before a mortgage renewal date will not wait while somebody hunts for the contractor invoices behind last summer’s masonry work.
- We start by saying what incorporating does not do: it does not move the rent into the preferential corporate rate, because rental income in a corporation is normally the income of a specified investment business under subsection 125(7).
- What it can do is separate the buildings from your other assets and make a share transfer possible, which matters where more than one person is to own the portfolio or where it will eventually pass to children.
- Moving an existing building into a company is a transaction with land transfer tax and mortgage consequences, and we say plainly that the land transfer administration belongs to the province and the consent to assign belongs to your lender.
- Where a corporation already holds one building and you are buying the next, we settle before closing which entity buys it, because that decision fixes the class structure and the allowance history from the first day.
- If the corporation route is taken, we open its business number and payroll account, move the leases and the insurance across, and build a chart of accounts that already keeps each building and each revenue stream apart.
- We rebuild months or years of neglected records from leases, rent rolls, bank statements, utility accounts and contractor invoices, so a portfolio that ran for two years on a chequebook and a memory finally has a ledger that balances.
- The parking and laundry takings that were banked with the rent are pulled back out across the whole backlog, because the exempting provisions behind them are not the same provision and a single rent figure hides all three.
- Every capital project inside the caught-up period is reconstructed and separated from the repairs around it, because a roof, a balcony programme and an elevator modernisation belong in the asset register rather than in one year of operating cost.
- We reconstruct the capital cost of each property with the land stripped out, which is the figure the separate-class rule actually turns on and the one most often missing from a set of books nobody kept.
- Buildings acquired before 1972 are identified and set aside while the rebuild runs, because the separate-class rule does not reach them and treating one as though it did produces a schedule that is wrong in both directions.
- Where an owner of the building lives outside Canada, rent paid to a non-resident carries a withholding obligation and a separate Canadian filing route, and we settle which one applies on your file before the first payment leaves.
- Where a shareholder of the owning company holds United States citizenship, the two countries’ returns are prepared side by side, because that status reaches into Canadian rental holdings in ways a family usually finds out about far too late.
- Where the purchase was funded in another currency, each advance and each payment is converted at the rate on the day it moved, so the cost of the building and the interest on it are both recorded on a defensible basis.
- Where you also hold residential property in the United States, we keep the two systems apart on the file and report what Canada requires of a resident owning foreign property rather than guessing at the rest.
- United States state and local tax on a building standing there is a question for an adviser licensed in that state; we will not state a rate, a threshold or a registration rule inside a system we are not licensed in.
- We bring you forward on rent that was collected and never reported, which on a portfolio is rarely a decision and almost always a year that got away and then took the next three with it.
- Parking and laundry income that never appeared anywhere is disclosed with it, because the fact that both are exempt supplies says nothing at all about whether the money was income that had to be reported.
- A self-supply that was never accounted for is the heaviest item we see on a new building, and it is also the one a reviewer can find unaided by comparing the first lease against the returns that followed it.
- The submission goes in on Form RC199, and we check first that nothing has already arrived from CRA on the same years, because a disclosure filed after contact has been made is no longer the thing it was meant to be.
- Where two buildings were pooled in one class for a decade, the correction goes in with the disclosure, since putting each property into its own prescribed class changes the allowance claimed in every one of those years.
Multi-Residential Building Rebate & Class Check
Six questions on what is actually on your file: the construction date, the unit schedule, your builder status, the way the asset register treats each property, how each charge is treated, and what you could produce if somebody asked. No fee shown.
1. Is it recorded on your file whether construction on the building began before or after 14 September 2023?
2. Do you have a unit schedule showing, unit by unit, whether each one has its own kitchen, bathroom and living area?
3. Has it been established and recorded whether you are a builder of the complex for GST/HST purposes?
4. Does your asset register show each property’s capital cost with the land stripped out of it?
5. Have you confirmed how each thing the building charges for is treated, rather than assuming the rent exemption covers all of it?
6. Could you produce the leases, rent rolls, invoices and capital-work records building by building, for every year you have owned them?
Free CPA Consultation for Multi-Residential Building Owners
Case Studies: Multi-Residential Building Accounting & Tax
Pembroke Six-Plex Owner — A New Building Let Before Anyone Mentioned The Self-Supply
The problem: A Pembroke owner put up a six-unit building, finished it in the spring and let the first two units in May. He had heard of the rebate for new rental housing, and that was the question he arrived with. Nobody had told him that giving possession of a unit under a residential lease, as the builder of the complex, meant he had also sold the whole building to himself at fair market value and bought it back. Two years had been filed with the deemed supply nowhere in them.
What we did: We fixed the date as the later of substantial completion and the first possession given under a lease, had the land and the building valued together at that date with the tax and the land transfer tax left out of the figure, accounted for the deemed supply, and only then put the rebate claim in against it with the unit schedule and the dated start of excavation attached.
The result:
- Date fixed on the later of the two events, not on the permit
- Fair market value of land and building supported by a dated appraisal
- Rebate claimed against the liability rather than instead of it
Smiths Falls Walk-Up Owner — Two Buildings Sharing One Capital Cost Allowance Class
The problem: A Smiths Falls owner held a 1970s eight-unit walk-up and, from six years later, a twelve-unit building two streets away. Both had been added to a single class and the allowance claimed on the combined balance ever since. When the smaller building was sold, the recapture was computed against that pooled balance and looked like almost nothing. Regulation 1101(1ac) had in fact prescribed a separate class for each of them from the day the second one was acquired.
What we did: We split each purchase price between land and building, confirmed that both building costs cleared the threshold and that neither property predated 1972, rebuilt a separate class for each building back to its acquisition, recomputed the allowance year by year, and restated the gain and the recapture on the sale against the balance that actually belonged to the building sold.
The result:
- A separate prescribed class rebuilt for each of the two buildings
- Recapture on the sale computed on that building alone
- Allowance history restated from the year the second building was bought
Hanover Mid-Rise Owner — A Rebate That Failed On The Excavation Date
The problem: A Hanover owner bought a tired twelve-unit building, spent fourteen months and a great deal of money bringing it back, and expected to claim the rebate for purpose-built rental housing on the work. Two things stood against it. The rebate does not reach the substantial renovation of an existing residential complex at all, and the construction window opens at a date in September 2023 that the original building predated by half a century.
What we did: We said so in writing before any claim was made, set out the cases the rebate does reach and the two it never does, and then put the attention where money was genuinely recoverable: the fourteen months of work was sorted between the asset register and the operating cost, and the building was opened in a prescribed class of its own alongside the one he already owned.
The result:
- No rebate claimed, and the reasoning recorded on the file
- Fourteen months of capital work separated from the repairs
- A separate prescribed class opened for the second building
How We Work With Multi-Residential Building Owners
Our clear, efficient process ensures every step is transparent, building trust and long-term client relationships.
Kickoff (Document Request)
We collect the leases and the rent roll, the purchase documents for every property, the building permits and the dated start of construction, the construction and capital project invoices, any appraisal, prior returns with their allowance schedules, the parking and laundry records, payroll records and bank statements.
First 30 Days (Cleanup & Setup)
We open one ledger per building in QuickBooks Online or Xero, split each purchase price between land and building, open a separate prescribed class for every qualifying property, pull parking and laundry back out of the rent, and settle the builder and rebate questions in writing.
Monthly Close
Rent roll reconciled to the bank, parking and laundry posted on their own lines, operating cost coded to the building that incurred it, capital projects tracked against their job codes, arrears reviewed, and the asset register rolled forward one month.
Quarterly Planning Review
The rebate position on anything under construction, the self-supply date on anything about to be let for the first time, the allowance decision on each class, instalments against the $3,000 threshold, and the order in which properties would be sold.
Year-End Close & Filing
A statement of real estate rentals for each property, a separate class schedule per building carrying its own undepreciated capital cost, recapture or terminal loss computed on the building actually disposed of, and six years of records boxed under section 230.
Get Your Multi-Residential Building Taxes Done Right Today
Affordable Pricing for Multi-Residential Building Owners
We believe in clear, upfront pricing so you know exactly what to expect. All fees include HST.
- Tax Preparation (Corporation) — From $400
- Tax Return Filing (Corporation) — From $400
- Tax Compliance Audit — FREE CRA audit support for our clients
- Tax Strategy — FREE for our clients
- Accounting Base Plan — From $100 per month
- Bookkeeping Management — Free for our Accounting clients
- Financial Reporting — Free for our Accounting clients
- Business Formation — Flat $35
- Incorporation Process — Flat $35
- Entity Setup Assistance — Flat $35
- Full-Service Payroll — From $125 per month
Payment is by Interac e-Transfer to info@gondaliyacpa.ca only. Security question: Not Applicable, as auto-deposit is enabled.
Meet Your Lead Multi-Residential Building Accountant
Meet your lead multi-residential building accountant. The same two people stay on your file from one year to the next: one of them settles the rebate, self-supply and class position, the other runs the buildings month by month.
What Our Clients Say
1300+ five-star Google reviews, written by people who own and let buildings here in Ontario and in every other province.
Serving Multi-Residential Building Owners Across Ontario
Our CPA practice looks after owners of four-unit and larger rental buildings across Ontario. We know why the rent carries no tax and the costs carry no credit, why the first tenancy in a newly built complex can be a deemed sale of the whole of it, and why a second building does not get to share the first one’s capital cost allowance class.
Toronto (ON)
55 Queen St E Ste 1205, Toronto, ON M5C 1R6, Canada
+1 (647) 212-9559
9:00 AM – 8:30 PM (Mon – Sun)
Mississauga (ON)
2100 Camilla Rd #716, Mississauga, ON L5A 2J8
+1 (647) 212-9559
9:00 AM – 8:30 PM (Mon – Sun)
Brampton (ON)
4 Starhill Crescent, Brampton, ON L6R 2P9, Canada
+1 (647) 212-9559
9:00 AM – 8:30 PM (Mon – Sun)
Scarborough (ON)
24 Clementine Square, Scarborough, ON M1G 2V7, Canada
+1 (647) 212-9559
9:00 AM – 8:30 PM (Mon – Sun)
Vaughan (ON)
19 Cabinet Crescent, Woodbridge, ON L4L 6H9, Canada
+1 (647) 212-9559
9:00 AM – 8:30 PM (Mon – Sun)
Oshawa (ON)
210 Durham St, Oshawa, ON L1J 5R3, Canada
+1 (647) 212-9559
9:00 AM – 8:30 PM (Mon – Sun)
Ottawa (ON)
2090 Neepawa Ave a314, Ottawa, ON K2A 3L6, Canada
+1 (647) 212-9559
9:00 AM – 8:30 PM (Mon – Sun)
Etobicoke (ON)
60 Stevenson Rd #1601, Etobicoke, ON M9V 2B4, Canada
+1 (647) 212-9559
9:00 AM – 8:30 PM (Mon – Sun)
Hamilton (ON)
70 Starling Dr, Hamilton, ON L9A 0C5, Canada
+1 (647) 212-9559
9:00 AM – 8:30 PM (Mon – Sun)
Guelph (ON)
1155 Gordon St, Guelph, ON N1L 1S8, Canada
+1 (647) 212-9559
9:00 AM – 8:30 PM (Mon – Sun)
Windsor (ON)
4387 Guppy Ct, Windsor, ON N9G 2N8, Canada
+1 (647) 212-9559
9:00 AM – 8:30 PM (Mon – Sun)
North York (ON)
150 Graydon Hall Dr #912, North York, ON M3A 3B2, Canada
+1 (647) 212-9559
9:00 AM – 8:30 PM (Mon – Sun)
Multi-Residential Building Accounting & Tax FAQs
Related Industries We Serve
Accountant for Rental Property Owners
- Rent reported property by property
- Repairs split from improvements
- Capital cost allowance schedules
Accountant for Duplex and Triplex Owners
- Two and three unit buildings
- Owner-occupied cost allocation
- Form T776 and the asset register
Accountant for Real Estate Syndicators
- Investor reporting and distributions
- Project-level bookkeeping
- Returns with syndicate schedules
Accountant for Commercial Landlords
- Commercial lease revenue
- Recoveries and operating cost
- Year-end planning and review
Multi-Residential Building Accounting & Tax Done Right.
Rent exempt at a month or more of continuous occupancy to the same individual under Part I of Schedule V, with the parking under section 8.1 and the common-area laundry under section 13.3 exempt alongside it — and no credit on what the building consumes, because exempt is not zero-rated. The section 191 self-supply accounted for on the later of substantial completion and first possession, at the fair market value of the land and the building together. The purpose-built rental housing rebate tested properly: four units with private kitchens, bathrooms and living areas or ten units, 90% held for making an exempt lease, construction begun on or after 14 September 2023, and never on a renovation. A separate prescribed class for each building under Regulation 1101(1ac), so recapture and terminal loss land where they belong. Records kept the six years section 230 asks of them. AFFORDABLE flat fees, no hourly billing. Licensed CPA Ontario. 1300+ five-star reviews. 30-Day Money-Back Guarantee.