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Real Estate Bookkeeping · CCA & ACB · Licensed CPA

Bookkeeping Services for Real Estate Investors

Books that track each property, maintain CCA and adjusted cost base schedules, and separate capital from current costs. We handle HST, mortgage interest and per-property reporting, kept current by a licensed CPA firm. Flat fee. All fees include HST.

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Real Estate Investors
Per-property bookkeeping and real estate investor accounting
Convenient Availability
Weekend and evening support until 9 PM
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Just a call away when you need us

AFFORDABLE Bookkeeping Services for Real Estate Investors

Real estate bookkeeping is not ordinary bookkeeping. A real estate investor deals with per-property tracking, capital cost allowance schedules, the capital-versus-current expense line, adjusted cost base adjustments on every purchase and sale, and HST rules that differ between residential and commercial. Books that simply total income and expenses miss what matters most at tax time and on a sale. Proper real estate bookkeeping is built around the portfolio: it codes every dollar to the property that earned or incurred it, maintains the CCA and ACB schedules, and separates capital improvements from repairs, so your tax result is accurate and planned.

Our bookkeeping services set up and maintain your books around per-property tracking, maintain the CCA and adjusted cost base schedules, handle HST and mortgage interest, and produce the per-property reporting your T776 or corporate return needs, so your records are accurate and ready for tax, financing or a sale. As real estate accountant specialists and a full CPA firm, the same office keeps the books and files your tax.

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Gondaliya CPA team - bookkeeping services for real estate investors

Our Real Estate Bookkeeping Services

🏠

Per-Property Tracking

We code every dollar of income and expense to the property that earned or incurred it, for clear results.

📊

CCA & ACB Schedules

We maintain your capital cost allowance and adjusted cost base schedules property by property.

🔧

Capital vs Current Costs

We separate deductible repairs from capital improvements, so each is recorded and treated correctly.

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Mortgage Interest & Financing

We record mortgage interest and financing costs so your deductions and per-property results are accurate.

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HST on Real Estate

We handle HST across residential, short-term and commercial, and flag rebates and registration where they apply.

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Sale & Recapture Reporting

Capital gain, adjusted cost base and CCA recapture tracked, so a sale is planned rather than a surprise.

Real Estate Bookkeeping by a Licensed CPA

Books built around your portfolio, kept current every period. From per-property tracking to year-end handover. AFFORDABLE flat-fee pricing.

1

Per-Property Income and Expense Tracking

The foundation of real estate bookkeeping.

  • Code every revenue and expense transaction to the specific property.
  • Produce property-by-property profit and loss, not one blended total.
  • Reconcile rent, deposits and expenses against the bank each period.
  • Set up the chart of accounts to fit how you hold your properties.
  • Give you the per-property records your T776 or T2 flows straight from.
2

CCA and Adjusted Cost Base Schedules

The schedules that decide your tax on sale.

  • Maintain the CCA schedule, building in the applicable class, land non-depreciable.
  • Apply the half-year rule in the year of acquisition.
  • Model whether to claim CCA against your holding period and expected sale.
  • Maintain the adjusted cost base: purchase price, legal fees, land transfer tax.
  • Add capital improvements to ACB so a future gain is calculated correctly.
3

Capital vs Current, and Mortgage Interest

The distinctions the CRA looks at closely.

  • Separate current repairs, deductible now, from capital improvements.
  • Add capital improvements to the building cost for CCA.
  • Record mortgage interest, generally deductible against rental income.
  • Track financing and refinancing costs against the property.
  • Keep the records that support each capital-versus-current classification.
4

HST Across Your Property Types

Different rules for different properties.

  • Treat long-term residential rent as generally exempt.
  • Record HST on short-term rentals and commercial rent, generally taxable.
  • Handle new-build sales and the applicable rebates.
  • Keep the input tax credit allocation between taxable and exempt consistent.
  • Flag where HST registration or a rebate applies to your portfolio.
5

Sales, Recapture and UHT

The compliance that runs alongside the books.

  • Calculate the capital gain on sale: proceeds less ACB and selling costs.
  • Determine any CCA recapture and coordinate the reporting.
  • Flag any Underused Housing Tax filing obligation for your situation.
  • Support the correct capital-versus-business-income treatment of a gain.
  • Coordinate non-resident section 216 and withholding where it applies.
6

Portfolio Reporting and Year-End Handover

One firm for the books, the HST and the tax.

  • Provide per-property profit and loss and portfolio summaries each period.
  • Keep the statements and rent rolls ready for a lender or a refinancing.
  • Hand the year-end straight to your T776 or T2 with CCA and ACB current.
  • Keep the books current so nothing is reconstructed at year end.
  • Deliver the whole setup, books to tax, from one CPA firm.

    • Free Real Estate Bookkeeping Consultation

    Book Your Free ConsultationKnow Exact Fees within 2 Minutes

    Free Real Estate Bookkeeping Consultation

    Case Studies: Real Estate Bookkeeping

    Multi-Property Investor, Toronto (Per-Property Books)

    An investor with several rentals had one blended set of books and could not see which properties performed. We set up per-property tracking in QuickBooks Online and produced property-by-property profit and loss, so the owner could see each rental clearly. The figures here are illustrative of the work we do, not a specific client file. Bookkeeping Services →

    Every property tracked separately

    Rental Owner, Mississauga (CCA & ACB Rebuilt)

    A landlord had no CCA or adjusted cost base schedule and faced a sale. We rebuilt the CCA and ACB schedules, modelled the recapture on sale, and coordinated the reporting, so the tax result was planned rather than a surprise. The figures here are illustrative of the work we do, not a specific client file. Real Estate Investor Accounting →

    CCA and ACB schedules rebuilt

    Short-Term Rental Host, Brampton (HST Handled)

    An Airbnb host was unsure how HST applied to short-term rentals versus long-term. We separated the short-term income, recorded the HST correctly, and kept the input tax credits consistent, so the filings were accurate. The figures here are illustrative of the work we do, not a specific client file. Get Started →

    Short-term rental HST handled

    Corporate Portfolio, Ontario (Books + Corporate Tax)

    An investor holding rentals in a corporation was scrambling at year end. We moved them to year-round per-property bookkeeping with CCA and ACB current, and coordinated the T2 from the same office, so the year-end flowed straight from clean records. The figures here are illustrative of the work we do, not a specific client file.

    Year-round books, seamless year-end

    Ordinary Bookkeeping vs Real Estate Bookkeeping

    A property investor lives or dies on per-property results, CCA and the tax on sale. Ordinary bookkeeping misses them; real estate bookkeeping shows them.

    ConsiderationOrdinary BookkeepingReal Estate Bookkeeping
    ResultsOne blended totalProfit and loss tracked per property
    DepreciationNot trackedCCA schedule maintained, claim modelled
    Repairs vs improvementsAll expensedCapital improvements added to cost, repairs deducted
    Cost baseIgnoredAdjusted cost base kept current per property
    HSTApplied uniformlyResidential, short-term and commercial treated correctly

    What Proper Real Estate Bookkeeping Must Cover

    Recording transactions is only the start. These items are what make a property investor's books actually useful.

    ItemWhy It Matters for Your PortfolioHow We Handle It
    Per-property trackingYou cannot tell which properties performEvery dollar coded to its property
    CCA scheduleAffects tax now and recapture on saleSchedule maintained, claim modelled with you
    Capital vs currentA common CRA audit pointRepairs deducted, improvements capitalised
    Adjusted cost baseDecides the gain on a future saleACB kept current per property
    HSTResidential and commercial differCorrect treatment and consistent ITC allocation
    UHT and non-residentMissed filings carry penaltiesObligations flagged and coordinated
    Current recordsYear-end reconstruction is costly and error-proneBooks kept current on a regular cycle

    Clean, per-property bookkeeping is the foundation for everything else, tax, financing and a well-planned sale. Bookkeeping records and organises your numbers; it is not an assurance engagement, and a lender may separately require a compilation or review, which we can also provide. Well-kept books make those far cheaper and faster. For the full picture, see our bookkeeping services and real estate investor accounting pages.

    What Is Included in Our Real Estate Bookkeeping Service

    Everything a property investor needs to keep clean, per-property books. No hourly billing. All fees include HST.

    IncludedWhat We Do
    Per-property trackingWe code income and expenses to each property for clear results.
    CCA & ACB schedulesWe maintain the depreciation and cost-base schedules per property.
    Capital vs currentWe separate deductible repairs from capital improvements.
    Mortgage interest & financingWe record interest and financing costs against each property.
    HST on real estateWe handle residential, short-term and commercial HST and rebates.
    Sale & recapture supportWe calculate the gain, recapture and coordinate the reporting.
    Per-property reportingWe provide property-by-property results and portfolio summaries.
    Tax coordinationWe hand the year-end straight to your T776 or T2 from one office.

    The Real Estate Bookkeeping Mistakes We Prevent

    #MistakeWhy It HurtsHow We Prevent It
    1Blending all properties togetherYou cannot tell which properties performEvery dollar coded to its property
    2No CCA or ACB scheduleWrong tax on sale and missed planningSchedules maintained per property
    3Expensing capital improvementsA common CRA reassessment pointImprovements capitalised, repairs deducted
    4Claiming CCA without modelling recaptureA large surprise tax bill on saleCCA decision modelled against your holding period
    5Wrong HST on rentalsOver- or under-remitting HSTResidential, short-term and commercial treated correctly
    6Missing UHT or non-resident filingsPenalties and interestObligations flagged and coordinated
    7Mixing personal and property moneyDistorts the books and the tax positionClean separation maintained
    8Leaving books until year endCostly reconstruction and lost detailBooks kept current on a regular cycle

    Why Choose Gondaliya CPA for Your Real Estate Bookkeeping?

    📋

    Built Around Your Portfolio

    Per-property results, CCA and ACB tracked properly, so you see where each property really stands.

    📊

    Licensed CPA Firm

    Your books are kept by a licensed CPA firm and flow straight into HST, your T776 and corporate tax.

    🏘

    Real Estate Experience

    Per-property books, CCA, ACB, HST and tax for landlords and investors, all from one office.

    🤝

    AFFORDABLE Flat Fee

    Quoted upfront, all fees including HST, no hourly billing. 30-Day Money-Back Guarantee. 60-Day Fees-Matching Policy.

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    Transparent Flat-Fee Pricing

    No hourly billing. No surprises. You know your exact fee before we start. All fees include HST.

    ServiceFeeIncludes
    Per-property bookkeepingQuoted upfrontPer-property tracking, CCA and ACB schedules and portfolio reporting.
    Bookkeeping plus HST filingQuoted upfrontMonthly or quarterly books with HST recorded and the return filed.
    Bookkeeping plus T776 or T2Quoted upfrontBooks with the rental or corporate return prepared from clean records.
    Catch-up bookkeepingQuoted upfrontRecords, CCA and ACB brought current before ongoing work.
    Free consultationFREEScope review and exact flat-fee quote before any work begins.

    All fees include HST, so the number quoted is the number you pay. Fees depend on the size and complexity of the business and the state of the records. Payment is by Interac e-Transfer to info@gondaliyacpa.ca with auto-deposit enabled and the security question set to Not Applicable. Please use our pricing calculator to know your exact fee.

    How It Works

    Four steps. The heavy lifting sits with us.

    1

    Consult

    We learn how many properties you hold, how they are owned, whether any are short-term or commercial, and the state of your books, then quote a flat fee.

    2

    Setup and Catch-Up

    We set up per-property tracking and the CCA and ACB schedules, bring the books current where needed, and reconcile the accounts.

    3

    Ongoing Bookkeeping

    We keep the books current, tracking each property, capital versus current costs, mortgage interest and HST.

    4

    Reports and Year-End

    We deliver per-property reports and hand the year-end straight to your T776 or corporate tax.

    Real Estate Bookkeeping: Cities We Serve

    We keep real estate bookkeeping for investors across every Ontario city and Canada. No distance limits, no extra fees.

    Frequently Asked Questions

    What does bookkeeping for a real estate investor involve?
    Real estate bookkeeping tracks income and expenses property by property, maintains the capital cost allowance (CCA) and adjusted cost base (ACB) schedules, separates capital improvements from current repairs, handles HST where it applies, records mortgage interest and financing costs, and produces per-property reporting for your T776 or corporate return. Portfolios get complex fast. We build the books around how you actually hold and operate your properties.
    Why is real estate bookkeeping different from other businesses?
    A property investor deals with per-property tracking, CCA schedules, the capital-versus-current expense line, ACB adjustments on purchase and sale, and HST rules that differ between residential and commercial, so ordinary bookkeeping misses what matters at tax time. The tax treatment is unusually consequential. We build the books around the schedules and distinctions a real estate portfolio depends on.
    How do you track income and expenses per property?
    We code every revenue and expense transaction to the specific property that generated it, so you get property-by-property profit and loss rather than one blended total. Per-property visibility is essential for decisions and for your T776 or corporate filing. We structure the chart of accounts so each property's performance is clear and the year-end flows straight from the books.
    Do you handle Capital Cost Allowance (CCA) on rental properties?
    Yes. We maintain the CCA schedule, with the building portion in the applicable class, usually Class 1 at four percent for residential buildings, and land kept non-depreciable, applying the half-year rule in the year of acquisition. Whether and how much CCA to claim is a decision we model with you. We keep the schedule accurate so the claim and any future recapture are handled correctly.
    Should I claim CCA on my rental property?
    CCA is discretionary. Claiming it defers tax now, but any CCA claimed is recaptured as ordinary income when you sell for more than the depreciated value, so many investors who expect to sell within several years choose not to claim it. It is a decision to model each year against your holding period and expected sale. We keep the schedule and help you model the trade-off.
    What is CCA recapture and why does it matter?
    When you sell a property, CCA previously claimed that brought the undepreciated capital cost below the building's original cost is recaptured, added back to income as ordinary income in the year of sale, not as a capital gain. This can create a large tax bill on sale. We track the CCA schedule so recapture is anticipated and modelled, not a surprise, and coordinate it with your sale planning.
    How do you handle the capital versus current expense distinction?
    We separate current repairs, which restore the property and are deductible in the year, from capital improvements, which better the property beyond its original condition and are added to the building's cost and claimed through CCA. This line is a common CRA audit point. We apply it carefully and keep the records that support each classification.
    Do you maintain the adjusted cost base (ACB) for each property?
    Yes. We maintain the ACB schedule, adding the purchase price, legal fees and land transfer tax on acquisition, adding capital improvements over time, and adjusting on disposal, so the gain or loss on sale is calculated correctly. An accurate ACB is essential to your capital gains position. We keep it current property by property so a future sale is straightforward.
    How is rental income reported?
    Rental income and expenses for a personally held property are reported on Form T776, Statement of Real Estate Rentals, filed with your T1, while property held in a corporation is reported on the T2. We keep the bookkeeping so whichever return applies flows straight from clean, per-property records. We prepare the books to match your ownership structure.
    How is HST handled on real estate?
    HST treatment depends on the property: long-term residential rent is generally exempt, while short-term rentals and commercial rent are generally taxable, and new-build sales have their own rules and possible rebates. Getting the HST treatment right and the input tax credit allocation consistent matters. We record HST correctly for your property mix and flag where a rebate or registration applies.
    Do you handle short-term rentals like Airbnb?
    Yes. Short-term rentals have different HST treatment from long-term residential rent and their own expense and reporting considerations, so we track them separately and record the HST where it applies. Short-term rental rules are also subject to changing municipal and tax requirements. We keep the bookkeeping accurate and flag where the treatment differs from a long-term rental.
    Can you keep my books current if I have fallen behind?
    Yes. Investors often let the books slip between acquisitions. We bring the bookkeeping current, rebuild the per-property records, CCA and ACB schedules, reconcile the accounts, and then keep it current going forward. Catch-up first, then ongoing, so your books are reliable for tax, financing and a future sale.
    How often should an investor's books be updated?
    Monthly or quarterly is right for a portfolio, because year-round bookkeeping means faster and cheaper T776 or T2 preparation, clearer per-property performance, and the ability to time repairs, CCA decisions and sales with tax in mind. Assembling records at tax time costs more and hides options. We keep your property books current so decisions are informed.
    Do you use QuickBooks or Xero for real estate bookkeeping?
    We work in QuickBooks Online and Xero, configured for real estate with per-property tracking and the schedules a portfolio needs. Where you use a property-management platform, we align the bookkeeping with it. We set up the platform so the software supports how you hold and operate your properties.
    Do you track mortgage interest and financing costs?
    Yes. We record mortgage interest, which is generally deductible against rental income, and track financing and refinancing costs, so your deductions are captured and your per-property results are accurate. Financing is often the largest cost on a rental. We keep it recorded correctly and coordinated with the CCA and ACB schedules.
    What reports do you provide to a real estate investor?
    We provide per-property profit and loss, portfolio summaries, cash flow, CCA and ACB schedules, and the usual financial statements, so you can see which properties perform and are ready for tax, financing or a sale. Generic reporting hides property-level detail. We tailor the reporting to how you manage the portfolio.
    Can you handle a portfolio of multiple properties?
    Yes. We set up per-property tracking so each property's income, expenses, CCA and ACB are visible, along with the portfolio as a whole, so you can compare properties and plan around them. Multi-property bookkeeping needs the right structure. We build it so each property and the whole portfolio are clear.
    How does good bookkeeping help me finance or refinance?
    Lenders rely on clean, current financial statements and per-property results to approve a mortgage or refinancing, and disorganised books slow or block a deal. Well-kept real estate bookkeeping produces the statements and rent rolls a lender expects. We keep the books in the shape financing requires.
    Can you prepare statements a lender will accept?
    We keep the bookkeeping so your financial statements are accurate and ready for a lender, and we can coordinate a compilation or review engagement where one is required. Clean books are the starting point for any statement. We prepare the foundation the statements are built on.
    How do you handle the sale of a property?
    On a sale we calculate the capital gain from proceeds less the adjusted cost base and selling costs, determine any CCA recapture, and coordinate the reporting, so the tax result is accurate and planned rather than a surprise. Sale timing and CCA history both affect the outcome. We keep the schedules so a disposition is handled correctly and can be planned ahead.
    Do you work with corporations, partnerships and personal holdings?
    Yes. We keep the books whether your properties are held personally, in a partnership, or in a corporation or holding company, and we track each accordingly for the T776, partnership or T2 reporting. Structure affects the tax treatment and the bookkeeping. We fit the setup to how your portfolio is held and coordinate the filings from one office.
    What is the Underused Housing Tax and do I need to file?
    The Underused Housing Tax (UHT) is an annual filing that, since 2022, can apply to certain owners including many corporations, partnerships and non-residents, and some individuals in specific situations. Whether any of your properties trigger a UHT return is confirmed for your situation. We flag the potential obligation and coordinate the filing where it applies.
    How is flipping treated differently from investing?
    Whether a property gain is business income (flipping) or a capital gain (investing) is a determination of fact based on intent, frequency and the nature of the transactions, and it changes how much is taxable. Frequent short-hold sales point toward business income. We record the bookkeeping to support the correct treatment and flag where the line is a live question for advice.
    How do you price real estate bookkeeping?
    We quote a flat fee based on the number of properties, ownership structure, HST and the reporting you need, so you know the cost upfront with no hourly billing. Catch-up work, if needed, is quoted separately before we start. All fees include HST. We give you a clear, fixed quote after understanding how your portfolio is held and run.
    What records do I need to provide for real estate bookkeeping?
    You provide purchase and sale documents, mortgage statements, rent records, expense receipts, property tax and insurance bills, and any capital improvement invoices, ideally through our secure portal. The more complete the records, the more accurate the schedules and the tax result. We give you a clear checklist and a simple way to submit everything.
    Is my financial information kept confidential?
    Yes. Your financial information is handled confidentially and shared only with the CRA as required and with anyone you authorise, such as a lender. Confidentiality is fundamental to how a CPA firm operates. We protect your information throughout the engagement, and everything moves through our secure portal.
    Do you serve real estate investors across Ontario and Canada?
    Yes. We keep real estate bookkeeping for investors across every Ontario city and Canada, working entirely remotely through cloud accounting and a secure portal, so there are no distance limits and no extra fees. Wherever your properties are, we can keep the books. We serve investors GTA-wide and nationally.
    Do you handle non-resident rental owners?
    Yes. Non-resident owners of Canadian rental property face 25 percent withholding on gross rent under Part XIII, with a section 216 return allowing tax on net income instead, and specific NR4 and agent obligations. These rules are time-sensitive and fact-specific. We keep the rental bookkeeping and coordinate the section 216 and withholding compliance, confirming the treatment for your situation.
    Can Gondaliya CPA handle my real estate bookkeeping?
    Yes. We set up per-property tracking, maintain CCA and ACB schedules, separate capital from current costs, handle HST and mortgage interest, and coordinate your T776 or corporate tax, so your books are accurate and sale-ready. See our real estate investor accounting and real estate accountant pages. Fees are an AFFORDABLE flat amount including HST, quoted upfront, paid by Interac e-Transfer to info@gondaliyacpa.ca, auto-deposit enabled, security question Not Applicable.
    How do I get started?
    Please book a free consultation and tell us how many properties you hold, how they are owned, whether any are short-term or commercial, and the state of your current books. We confirm what your real estate bookkeeping needs, quote a flat fee, and set out what we need to begin. Book Free Consultation →

    Meet Your Real Estate Bookkeeping Team

    Sharad Gondaliya CPA

    Sharad Gondaliya, CPA

    Founder & Managing Director
    Gondaliya CPA Professional Corporation

    Sharad leads real estate bookkeeping, CCA and ACB planning, HST and tax for landlords and investors.

    Vandana Goel CPA

    Vandana Goel, CPA

    Senior Accountant
    Gondaliya CPA Professional Corporation

    Vandana handles the per-property bookkeeping, CCA and ACB schedules, capital-versus-current costs, HST and reporting.

    What Our Clients Say

    1300+ five-star reviews from business owners across Ontario and Canada.

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    Get Real Estate Bookkeeping Built Around Your Portfolio.

    Gondaliya CPA sets up per-property tracking, maintains your CCA and adjusted cost base schedules, keeps the books current with capital-versus-current costs, mortgage interest and HST, and hands the year-end straight to your T776 or corporate tax, so your portfolio is always tax and sale-ready. Flat fee. All fees include HST.

    Licensed CPA Ontario
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    Flat-Fee, Including HST
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