T776
Statement of Real Estate Rentals
The CRA form individuals file with their personal return to report rental income, deductible expenses and capital cost allowance.
Form T776, Statement of Real Estate Rentals, is the Canada Revenue Agency form individuals use to calculate rental income and expenses for tax purposes. It is filed with your personal T1 return. The person who owns the rental property reports the income or loss. The CRA also accepts other financial statements, but most landlords use the form.
The form starts with the gross rents you received. It then sorts deductible costs into set categories, such as advertising, insurance, interest, property taxes, repairs and maintenance, management fees and utilities. Only the interest on a mortgage or loan is deductible. Repayments of principal are not. Gross rental income goes on line 12599 of your return, and net income or loss goes on line 12600.
If you rent out part of your own home, you claim only the rented share of shared costs. Property tax and insurance are common examples. The CRA suggests splitting them by square metres or by number of rooms. Costs that relate only to the rented area, such as advertising for a tenant, can be claimed in full.
Co-owners report the gross income for the whole property, then claim their own share of the net amount. Partners in a rental partnership follow separate instructions linked to the partnership's records. The form also holds the capital cost allowance charts. They cover additions, dispositions, and any recapture or terminal loss in a year of sale.
Most problems come from putting a capital improvement on a repair line, or from mixing personal and rental costs. Sorting receipts by T776 category during the year makes the form far easier. The CRA's Rental Income guide, T4036, explains each line in detail.
Sources
Last reviewed October 16, 2026.
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Related terms in Taxes & Finance
- Capital Cost Allowance Tax depreciation a landlord can claim on a rental building and other depreciable property, spread over years and recaptured on sale.
- Capital Gain The profit when you sell capital property such as a rental for more than its adjusted cost base plus selling costs; one-half is taxable.
- Capital vs Current Expense How the CRA decides whether a rental cost is deducted in full this year or added to the property's cost and claimed over several years.
- Capitalization Rate A property's annual net operating income divided by its value or price, used to compare income properties without the effect of financing.
General information only, not legal, tax, or financial advice. Rules change and vary by province; confirm the current details with the relevant authority before you rely on them.