2.  Debt Partner ◦ A partner who provides a loan to the other partners within a joint venture. Depending on the terms of the loan, the debt partner would receive the principal back in full when the project is closed and would receive periodic interest payments

3.  Equity Partner ◦ A partnership structure in which the partner shares in the appreciation and profits made while holding the property and after selling it. ◦ The higher the equity percentage within the partnership, the higher their share of the profit

4.  The agreement may establish: ◦ Business purpose ◦ Governance structure ◦ Operational rules ◦ Initial capital contribution ◦ Decision-making ◦ Exit strategy ◦ Voting rights ◦ Profit sharing formula ◦ Other legal considerations

5.  Generally debt partnerships are more safeguarded because on the dissolution of the partnership, the debt partner receives priority over the equity partner.  For greater security, the debt partner can ask for collateral which can safeguard their principal

6.  General Partnership ◦ A structure in which the partners have unlimited liability, meaning that their personal assets are liable to the partnership’s obligations. They share equally in profits, liability, and solvency of the partnership  Limited Partnership ◦ A structure in which one or more of the partners is liable only to the extent of the amount of money that they have invested. Their personal assets are not at risk. The limited partner cannot take part in the management of the partnership nor can they act on behalf of it

7.  As a limited partner in a limited partnership, you are only liable for the amount that you actually invest. You are simply a passive investor who is not involved in the day to day operations of the business  In a general partnership, you are equally responsible for the liabilities and are involved in its overall operations

8.  In Joint Ventures (JV), each participant is responsible for the profits, losses, and expenses that are associated with it  Each participant is responsible for their share of the pro rata tax  Participants of real estate joint ventures, can report their profits, losses and expenses on their T1 return by using form T776 (Statement of Real Estate Rentals). They can also choose to claim CCA

9. Partner 1Partner 2Partner 3Total Income$500,000 $1,500,000 Expenses Equipment Rent$20,000 $60,000 Office Rent$18,000 $54,000 Depreciation$4,000 $12,000 Office Supplies$3,000 $9,000 Professional Fees$2,000 Advertising$8,000 Phone$3000 Meals and Entertainment $1000 $3000 Bank Charges$400 $1200 Total Expenses$59,400 $178,200

10.  A limited partnership is classified as a flow- through entity, so all profits and losses flow directly to each limited partner  The limited partnership does not pay tax on its income, but rather each limited partner is subject to tax on a personal level based on their share of the income  For tax purposes, the income received may be treated as ordinary income or as capital gains

11.  Each limited partner will be provided with a T5013 Slip (Statement of Partnership Income)  See next page

13.  Limited Liability Corporations are treated as foreign corporations by the CRA. Therefore, any tax paid on the income by the LLC will not be credited to you on your Canadian personal tax return  Profits distributed from the LLC will be subjected to dividend tax in Canada, thus resulting in double taxation  Numbers may vary, but Canadian residents operating an LLC on rental properties may have to pay upwards of 70-80% on taxes

14.  Capital Expenditures – are home improvements that add value to your home. Examples include windows, upgrade heating and ventilation etc. You can deduct these costs when you sell the property  Claim Capital Cost Allowance – you can deduct a portion of the depreciable cost of your rental property  Other things you can deduct ◦ Insurance on the property ◦ Advertising ◦ Fees from lawyers and mortgage brokers ◦ Office supplies ◦ Bookkeeping/accounting/tax preparation fees ◦ Salary/wages to property manager and other property staff

15.  Scenario ◦ A couple owns a property worth $100,000 which generates $11,000 in income. The higher income spouse has a marginal tax rate of 50% and the lower income spouse has a rate of 0%. If the higher income spouse were to own the property, they would be subjected to $5,500 in tax on that $11,000 of income. If the lower income spouse were to own the property, the tax faced would be $0

16.  First glance seems to suggest it would be better off for the lower earning spouse to own the property  Attribution Rules have to be taken into consideration in this situation ◦ The CRA’s attribution rules forces the higher earning spouse to include the income on their return

17.  Consider making a spousal loan at the CRA’s prescribed rate of interest (1 percent) ◦ In this situation the higher earning spouse would lend the lower earning spouse $100,000 to purchase the property. The 1% interest ($1000) would be reported on the higher earning spouse’s return and the lower earning income spouse would report the $1000 as a deduction. In this case, the $11,000 could be reported on the lower earning spouse’s return without attribution rules

19. ProCon Leave property to surviving spouse Least costlyGenerally, surviving spouse must be US citizen Purchase life insurance to cover US estate tax Cost efficientLife insurance may not cover the entire estate tax Own through a Canadian corporation Absolute protection from US estate tax Maintenance cost, high investment tax rate in Canada Own through Canadian Trust Can defer estate tax until the death of second spouse Can only defer estate tax and not eliminate it. Very complicated to Hold Limited partnership interest through Canadian partnership Protection from US estate tax with fair about of certainty IRS has yet made ruling on whether they will impose estate tax on this structure. Also, costly

20.  Each Canadian resident can apply a credit amount of $2,081,800 (in 2014) in estate tax. This effectively shelters $5.34M of taxable estate.  Estate tax rate is 40% of the estate  This exemption is prorated based on the value of the Canadian deceased’s US estate over the value of the deceased’s worldwide estate

21. Example: John had US estate of $2M and total worldwide estate worth $4.5M. Is John subject to estate tax? Amount of exemption available: $2M / $4.5M * $5.34M Exemption = $2.37M of US estate is exempt from Estate tax. Since John’s US estate is worth $2M, all of this is exempt from estate tax.

22. Example: John had US estate of $2M and total worldwide estate worth $10M. Is John subject to estate tax? Amount of exemption available: $2M / $10M * $5.34M Exemption = $1.068M of US estate is exempt from Estate tax. Since John’s US estate is worth $2M, $932,000 is subject to estate tax