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04/17/2024

New taxes in the Federal Budget
Ottawa hikes capital gains tax, amends AMT rules in federal budget 2024
Jamie Golombek: Capital gains tax going up for certain people, trusts and companies
The federal budget released on Tuesday did not contain a general tax rate increase for the wealthy, but the government did announce that the capital gains inclusion rate will be going up and it amended the draft alternative minimum tax rules in response to concerns of the charitable sector.
Let’s take a look at each of these changes.
Under the current tax rules, if you dispose of capital property (other than your principal residence) for a profit, only 50 per cent of the capital gain is included in taxable income. The budget proposed to increase the capital gains inclusion rate to two-thirds (66.67 per cent) for corporations and trusts, and to two-thirds on the portion of capital gains realized for the year on or after June 25, 2024, that exceeds $250,000 for individuals.
The $250,000 threshold will apply to capital gains realized by an individual, net of any capital losses either in the current year or carried forward from prior years. Employees who exercise employee stock options and who can currently claim a 50 per cent deduction will now only be entitled to a one-third deduction of the taxable benefit to reflect the new capital gains inclusion rate. They will still, however, be entitled to a 50 per cent deduction of the taxable employment benefit, up to a combined limit of $250,000 for both employee stock options and capital gains annually.
Capital losses carried forward from prior years will continue to be deductible against taxable capital gains in the current year by adjusting their value to reflect the inclusion rate of the capital gains being offset. This effectively means that a capital loss realized at the current 50 per cent allowable rate will be fully available to offset an equivalent capital gain realized after the rate change.
Giving taxpayers 10 weeks’ notice before the new two-thirds inclusion rate kicks in is helpful in terms of tax planning, but it will mean a complex tax reporting system for 2024 since two different inclusion rates will apply.
As a result, the government announced that transitional rules will be introduced that will require taxpayers to separately identify capital gains and losses realized before the June 25, 2024, effective date (period 1), and those realized on or after that date (period 2).
Individuals will therefore be subject to the higher two-thirds inclusion rate on their realized gains arising in period 2 that exceed the $250,000 threshold, except to the extent that those net gains are offset by a net loss incurred in period 1 (or some prior period loss carryforward).
The annual $250,000 threshold for individuals only applies to net gains realized in period 2 and isn’t prorated for 2024.
Considering that capital gains realized from June 25, 2024, onwards in a corporation will be taxable at a two-thirds rate whereas individuals can benefit from a 50 per cent inclusion rate on the first $250,000 of annual gains, some investors may need to consider whether holding investments with the potential for capital gains in a corporation still makes sense.
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For everyone else, especially investors with significant accrued capital gains in a non-registered portfolio, it means you’ll need to make some big decisions on whether to crystallize your gains (assuming they’re more than $250,000) at a 50 per cent inclusion rate prior to June 25, or continue to hold onto those winners and face a 66.67 per cent inclusion rate when you ultimately do sell. It may also mean intentionally realizing $250,000 of capital gains annually to take advantage of the lower 50 per cent inclusion rate going forward.
Business owners contemplating a sale, vacation-home owners and investors who own income properties need to consider the broader implications of this pending inclusion rate increase on their longer-term disposition planning.
Alternative Minimum Tax
The Alternative Minimum Tax (AMT) imposes a minimum level of tax on taxpayers who claim certain deductions, exemptions or credits to reduce the tax they owe to very low levels. In last year’s federal budget, the government announced that changes were coming for 2024 “to better target the AMT to high-income individuals.”
Under the AMT, there is a parallel tax calculation that allows fewer deductions, exemptions and credits than under the ordinary income tax calculation. An individual pays the AMT or regular tax, whichever is higher.
In August 2023, the government released draft legislation for the proposed measures, which included broadening the AMT base by further limiting tax preferences (such as exemptions, deductions and credits), increasing the AMT exemption and raising the AMT rate.
The exemption amount is the amount of income below which AMT will not apply. It is available to all individuals and is intended to protect lower- and middle-income individuals from being subject to the AMT.
Under the new AMT rules, the exemption is increasing from $40,000 (2023 and prior years) to the start of the fourth federal tax bracket, which is $173,205 for 2024, and is annually indexed to inflation. In addition, the AMT rate for 2024 and future years will be 20.5 per cent, up from 15 per cent, corresponding to the rate applicable to the second federal income tax bracket.
The federal budget included some amendments to the draft legislation, the most significant of which was that the tax treatment of charitable donations will be revised to allow individuals to claim 80 per cent (instead of the previously proposed 50 per cent) of the donation tax credit when calculating AMT.
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With a federal donation credit rate (for high-income earners) of 33 per cent, 80 per cent of this credit rate works out to 26.4 per cent, which is higher than the AMT rate of 20.5 per cent, meaning that no AMT should arise on a simple charitable gift.
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No changes, however, were made to the AMT inclusion rate for in-kind gifts of appreciated securities to charity. Under the regular tax system, donors who make in-kind donations to a registered charity of publicly listed shares and units or shares of mutual funds or segregated funds get a tax receipt equal to the fair market value of the securities being donated, and avoid paying capital gains tax on any accrued gain.
Under the draft legislation released in the budget, as previously announced, 30 per cent of the capital gains on donations of publicly listed securities will be included in the AMT base.

520 Bickford Way, Mill Bay, BCFabulous family home nestled on a quiet cul-de-sac next to Hidden Estates Park. Enjoy main...
04/13/2024

520 Bickford Way, Mill Bay, BC

Fabulous family home nestled on a quiet cul-de-sac next to Hidden Estates Park.
Enjoy main floor living with 3 beds (including spacious primary) and the dining and living rooms boast high ceilings, forest views and deck access. The gorgeous kitchen features quartz countertops, stainless appliances and an eat-in island. The 4-pc main bath and laundry room complete this level. A central staircase leads to the lower floor with 9’ ceilings and 3 additional beds, full bath and huge media/rec room with a walk-out private covered patio.

This high-efficiency 3,024 sq ft home has a heat pump, gas furnace and on-demand hot water. Ample driveway parking and a double car garage with custom epoxy-finish floor plus crawlspace and 2 sheds for storage.

The ¼ acre irrigated lot is beautifully landscaped with a fully fenced backyard adjacent to parkland. Discover the private path to the beach, walking trails, local shopping and close to Mill Bay-Brentwood Bay ferry.

This home has it all and is move-in ready!

MLS #956970

For more info, contact us at jprealestateservices.com.

999 Royal Oak Drive, Saanich, BCWelcome to 999 Royal Oak Drive, a classic Broadmead beauty designed for an executive lif...
04/12/2024

999 Royal Oak Drive, Saanich, BC

Welcome to 999 Royal Oak Drive, a classic Broadmead beauty designed for an executive lifestyle.

This 3-bed, 3-bath updated home centers around the thoughtfully-crafted kitchen with granite countertops and cherry cabinets. This adjoins an eating area and family room with its cozy fireplace.

The partially covered deck overlooks a south-facing backyard.

The separate dining room flows to a spacious sunken living room with 9’ ceilings and a stone fireplace.

Upstairs you’ll be impressed by the large primary bedroom with walk-in closet and spa-like ensuite complete with a double sink and walk-in shower with rainfall showerhead. A second bedroom and 4-pc bath complete this level.

On the lower floor is a third bedroom/office with a built-in desk and private patio, a 2-pc bath and laundry.

Nestled behind a mature hedge and landscaped rocky outcrop this property is perfect for gardening and entertaining. Close to shopping, walking trails, parks and great schools. Move-in ready!

MLS #957476

Contact us for more info at jprealestateservices.com.

8381 Lochside Drive, Central Saanich, BCOceanfront oasis featuring a 128' walk-on beach and private boathouse with rooft...
04/12/2024

8381 Lochside Drive, Central Saanich, BC

Oceanfront oasis featuring a 128' walk-on beach and private boathouse with rooftop deck.

This spectacular 1.29-acre gated estate boasts views of James Island and coastal mountains and offers a peaceful waterfront retreat. The beautiful property, with wrap-around decks, was thoughtfully updated and features 6 bedrooms, including a main floor primary with a walk-in closet with laundry, a luxurious ensuite, and access to the oceanside deck. The chef's kitchen offers inspiration with granite countertops, wood cabinets, and an eating area.

Enjoy ocean views from the living room, complete with a cozy wood-burning fireplace, and a separate dining room. There are two self-contained 1-bed, 1-bath in-law suites on the lower walk-out level.

Additionally, a premium RV with 1 bed, 1 bath, and a large deck resides on the property.

Many more features: a lovely garden office, greenhouse, landscaped yard with pond, and extensive granite masonry including a seaside patio and firepit.

Move-in ready!

www.8381lochside.com

MLS #956079

Canadian Municipalities are looking to CRA to add 1% to your income tax bill. This would create an additional revenue so...
03/30/2024

Canadian Municipalities are looking to CRA to add 1% to your income tax bill. This would create an additional revenue source for muncipalities!

Instead of raising money primarily through property taxes, cities should be given access to income tax revenue

03/27/2024

Just In
"New bill of rights helping renters unveiled by Trudeau in Vancouver B.C. Why did he chose Vancouver / BC ? “It would create a nationwide standard for lease agreements, give renters a clear history of apartment pricing so they can bargain fairly and make sure they have more agency,” Trudeau said. “We are also going to launch a new legal aid fund (worth $15 million) that will protect tenants against unfairly rising rents, evictions and bad landlords.”
Deputy Prime Minister Chrystia Freeland added that the federal government will develop this renters’ bill of rights with the provinces and territories. She did not give a date when this bill would come into effect.
Trudeau also announced that on-time rental payments will improve future credit scores."

8381 Lochside Drive, Central Saanich, BCOceanfront oasis featuring a 128' walk-on beach and private boathouse with rooft...
03/08/2024

8381 Lochside Drive, Central Saanich, BC

Oceanfront oasis featuring a 128' walk-on beach and private boathouse with rooftop deck.

This spectacular 1.29-acre gated estate boasts views of James Island and coastal mountains and offers a peaceful waterfront retreat. The beautiful property, with wrap-around decks, was thoughtfully updated and features 6 bedrooms, including a main floor primary with a walk-in closet with laundry, a luxurious ensuite, and access to the oceanside deck. The chef's kitchen offers inspiration with granite countertops, wood cabinets, and an eating area.

Enjoy ocean views from the living room, complete with a cozy wood-burning fireplace, and a separate dining room. There are two self-contained 1-bed, 1-bath in-law suites on the lower walk-out level.

Additionally, a premium RV with 1-bed, 1-bath, and large deck resides on the property.

Many more features: a lovely garden office, greenhouse, landscaped yard with pond, and extensive granite masonry including a seaside patio and firepit.

Move-in ready!

www.8381lochside.com

MLS #952547

Lest we forget
11/11/2023

Lest we forget

Local Business OpportunityExcellent opportunity to purchase a locally thriving Computer business in the Downtown core. T...
11/10/2023

Local Business Opportunity

Excellent opportunity to purchase a locally thriving Computer business in the Downtown core.

The Store/Company has been in business since the mid '90s and offers its clients an extremely high level of services based on sales, service, and support consulting. They are both a seller and service centre.

This business is located in an extremely high foot and vehicle traffic area with a longstanding loyal clientele.

MLS #935617
Offered at $1,400,000

For more information, please contact us at jprealestateservices.com.

For Sale - 412 Alpha Terrace, Victoria, BCFantastic Opportunity to purchase a revamped, fully fenced, Industrial site/bu...
11/09/2023

For Sale - 412 Alpha Terrace, Victoria, BC

Fantastic Opportunity to purchase a revamped, fully fenced, Industrial site/building, in the heart of Victoria.

1,000 sqft office building with approx 3,000 sqft of warehousing and parking for 10 vehicles .

This site is located just of Burnside Road and is on a quiet cul de sac.

Can be purchased with the neighbouring property to have 15,000sqft of land that has an FSR of 3:1.

Clean Environmental Phase I is available. Please call LS for more information.

MLS #945657
Offered at $1,999,900

For more information, please contact us at jprealestateservices.com.

For Sale - 418 Alpha Terrace, Victoria, BCFantastic Opportunity to purchase a revamped, fully fenced, Industrial site/bu...
11/08/2023

For Sale - 418 Alpha Terrace, Victoria, BC

Fantastic Opportunity to purchase a revamped, fully fenced, Industrial site/building, in the heart of Victoria.

1,000 sqft office building with approx 3,000 sqft of warehousing and parking for 10 vehicles .

This site is located just of Burnside Road and is on a quiet cul de sac.

Can be purchased with the neighbouring property to have 15,000sqft of land that has an FSR of 3:1.

Clean Environmental Phase I is available. Please call LS for more information.

MLS #945658
Offered at $1,999,999

For more information, please contact us at jprealestateservices.com.

For Sale - 2068 Townsend Road, Sooke, BC Well-kept and managed Revenue property in Sooke! This 6-unit apartment building...
11/07/2023

For Sale - 2068 Townsend Road, Sooke, BC

Well-kept and managed Revenue property in Sooke! This 6-unit apartment building is the only rental apartment in the downtown core of Sooke.

This building and all suites have been recently renovated. The fully occupied building features a separate coin-operated laundry, storage area, plenty of parking, and even some ocean views! Monitored security/cameras/fire alarm, keyless entry to all common areas, gas-fired hot water heat, and boiler. The roof was replaced just a few years ago with new downspouts and flashing. Large, low-maintenance property with plenty of outdoor space for tenants to enjoy.

This property is also in Sooke's City Town Core area, which allows redevelopment of an FSR or 2.5 to 1, and up to 6 stories.

It is conveniently located right across from the main mall in Sooke - Evergreen Centre. Gross rents are over $111k per year.

This property is within walking distance of countless amenities, shopping, restaurants, and local transit.

MLS #945659
Offered at $1,999,000

For more information, contact us at jprealestateservices.com

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Victoria, BC
V8X5J2

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