T776 Rental Income Form
Form T776 part by part: income lines, expense lines, the short-term rental lines, CCA areas and common errors.
The short version
- Form T776, Statement of Real Estate Rentals, is where individuals report rental income and expenses with their personal return.
- Gross rent goes on line 8141, other rental income on 8230, total gross on 8299. Expenses follow, then the personal-use portion (line 9949), CCA (9936) and your net income or loss (9946).
- Net rental income goes on line 12600 of your return, with gross rents on line 12599.
- Since 2024, the form has lines for short-term rentals and the expenses that aren't deductible when a short-term rental doesn't comply with local rules (lines 9365 to 9367).
- Generally one T776 per property, though you can combine several on one form if you keep the details. Co-owners each file their own with their share.
T776 Rental Income Form Explained
The T776 looks like a business form that wandered into a landlord's life, and in a sense it is. The good news: most landlords use the same fifteen lines every year. Fill it in once properly, keep the worksheet, and next year is mostly updating numbers. Here's the form, part by part.
The Parts of the Form
| Part | What goes there |
|---|---|
| Part 1: Identification | Your name, the fiscal period (calendar year for most individuals), partnership details if any |
| Part 2: Co-owners and partners | Names, addresses and percentage shares of other owners |
| Part 3: Income | Property address, number of units, gross rents (8141), other income (8230), total (8299) |
| Part 4: Expenses | Expense lines, personal portion, short-term rental adjustments, net income before adjustments (9369), CCA (9936), your net income (9946) |
| Area A to F | CCA schedule, equipment and building additions and dispositions, land additions and dispositions |
Part 3: Income
- Line 8141, gross rents: all rent for the year, before any expenses or management fees. Include rent paid in advance for this year.
- Line 8230, other income: parking, laundry, the value of services a tenant gave you instead of rent, deposits you kept.
- Line 8299, total: your share of this goes on line 12599 of your return.
What counts as income is on rental income tax.
Want the T776 filled in for you?
Enter rent, expenses, purchase details and ownership shares. The SmartFile sorts the expenses into the right lines, works out CCA, and fills in form T776 for you to check.
Part 4: Expenses and the Bottom Line
| Line | What it does |
|---|---|
| 8521 to 9270 | The expense lines: advertising, insurance, interest, office, professional fees, management, repairs, wages, property tax, travel, utilities, motor vehicle, other. See rental property expenses. |
| 9949 | Personal portion: the share of expenses for the part of the property you use yourself |
| 9365 | Short-term rental portion of expenses |
| 9366 and 9367 | Non-compliant amounts: expenses and CCA you can't deduct for days a short-term rental didn't comply with local rules |
| 9369 | Net income (loss) before adjustments |
| 9936 | Capital cost allowance (from Area A); can't create or increase a loss |
| 9947 and 9948 | Recaptured CCA and terminal loss, in the year you sell |
| 9946 | Your net income (loss): goes on line 12600 of your return |
Areas A to F: CCA and Purchases
Area A is the CCA schedule: one row per class, with opening balance, additions, dispositions and the claim. Areas B to F list what you bought and sold this year, separating buildings, equipment and land, because land isn't depreciable. In the year you buy, you'll split the price between land and building here; use the property tax assessment ratio or an appraisal, and keep the support. Class 1 (4%) applies to most rental buildings; each rental property of $50,000 or more needs its own class. See CCA on rental property.
One Form or Several?
- Several properties: you can report them on one T776 with each address listed, or use one form per property. One per property makes the CCA and the sale years easier.
- Co-owners: each co-owner files a T776 with their share of income and expenses and lists the other owners in Part 2.
- Partnerships: partners report their share; some partnerships also file a partnership information return.
- Business-style rentals (significant services, like a B&B): use form T2125 instead.
Get your GST/HST set up right the first time
The GST/HST SmartFile runs both $30,000 tests on your sales, compares the quick method with the regular method, and fills in form GST74 if the quick method wins.
Common T776 Errors
- Reporting rent net of management fees instead of gross.
- Putting a renovation in repairs (line 8960) instead of Area A.
- Claiming CCA that increases a loss.
- Forgetting the personal portion when you live in the building.
- Splitting income 50/50 between spouses when one spouse paid for the property.
- Not reporting the sale (Areas B to F, recapture, capital gain on Schedule 3); see capital gains on rental property.
Missed rental income in past years? See how to change a tax return. The overview is on rental property tax, and Return Check reviews your T776 for the errors above before you file.
T776 Questions
What is form T776?
The Statement of Real Estate Rentals, used by individuals to report rental income and expenses with their personal tax return.
Where does T776 net income go on my tax return?
Your net rental income or loss from line 9946 goes on line 12600 of your return, and your gross rental income on line 12599.
Do I need a separate T776 for each rental property?
Not necessarily. You can report several properties on one form, but using one form per property often makes CCA and later sales easier to track.
How do co-owners report rental income?
Each co-owner files their own T776 reporting their share of the income and expenses, and lists the other co-owners in Part 2.
What are lines 9365 to 9367 on the T776?
Lines added for short-term rentals: the short-term rental portion of expenses, and the expenses and CCA that are not deductible for days the rental did not comply with provincial or municipal rules.
Sources: CRA, Completing form T776; Guide T4036 Rental Income; Form T776. Checked October 2026. Line numbers are from the current form; CRA occasionally renumbers lines between years.
Last reviewed October 4, 2026 against CRA and Government of Canada sources. How we check our facts.