Canadian rental net income estimator (T776)

How this follows Form T776

CRA Form T776 starts with gross rents (line 8141) and other income (line 8230), totalled on line 8299. Deductible expenses are your total expenses minus the personal portion; net income (loss) before adjustments (line 9369) is gross income minus deductible expenses, for all co-owners combined. Your share then depends on your ownership percentage. Capital cost allowance (CCA, line 9936) comes after this and generally can't create or increase a rental loss.

Simplification: this estimator applies your personal-use % to every expense. The CRA guide lets you deduct in full the expenses that relate only to the rented area (for example repairs inside a rented suite) and split only shared expenses like property tax and insurance, so your real figure may be higher. Short-term rental rules (lines 9365–9367) aren't modelled.

Source: CRA Guide T4036, Rental Income.

Estimates for planning only, based on what you enter. Not financial or tax advice. All calculations run in your browser and nothing is stored or sent.

Want to track the real numbers all year? See the US or Canadian bookkeeping spreadsheet.