T776 record-keeping · Canadian landlords, 1–10 units
Your February,
in twenty minutes.
Log rent and receipts as they happen, in the CRA’s own categories. Come February every T776 line is already filled in: one sheet per property, per owner, with the receipts behind it.
- T776 E (25)
- The revision every line number here was checked against, line by line. Re-checked each autumn, because the CRA renumbers.
- 2 + 13 lines
- Both income lines and all thirteen expense lines, in the order the form prints them, which is not the order you would guess.
- One split
- Co-owners divide once, below line 9369, where the form does it. Splitting line by line is the error that quietly changes your numbers.
- Real output
- Every figure on this page came out of the code that will print your package.
Right now, your rental year is in six places at once
None of them agree, and every February you reconcile them by hand from memory. That weekend is the product. Everything else here is in service of deleting it.
A spreadsheet, started in March, abandoned by June, with two tabs you don't trust.
Your bank's e-transfer history, where rent looks like every other deposit, twelve months back.
A photo roll, with the plumber's invoice somewhere between a birthday and a dog.
Your inbox, holding the insurance renewal and the property tax bill as PDFs.
A mortgage statement, several pages long, one line of which the form actually wants.
An actual shoebox, of thermal paper that is now, in places, blank.
One ledger instead, in the categories the form already uses. Every entry lands on the line it belongs on the day you record it, so February is a read rather than a reconstruction.
One sheet per owner, with the arithmetic in the form's order
The lines, the personal-use column, the total, the split and your share. Transcribe the figures straight onto the form, or hand the sheet to your accountant as it is.
On the totals row the personal column is line 9949 and the deductible column is amount 1. Line 8299 goes on your T1 at line 12599; your share, less any CCA, becomes line 9946 and goes on line 12600.
The form asks for 100% of the property all the way down to line 9369, and divides between co-owners exactly once, below it. Dividing each line instead looks identical on screen and produces a different answer. So this sheet shows the whole property first, then each owner’s share of one figure.
Line 9949 is the amount taken out for the part of the building you live in, not the amount left in. At 40% personal use that’s 12,432.40 removed from 31,080.99.
A package is a snapshot. Later edits to the ledger never rewrite one that already exists; regenerating adds a new sheet beside it, so what you filed stays what you filed.
Open it and know where you stand
The questions a landlord actually has between filings, and where each one is answered. The app describes and calculates; the decisions stay yours.
Has every month's rent actually arrived?
Twelve boxes per unit, filled in from the rent you logged: received, late, missed, still to come. The checklist is the ledger, so the two can never disagree.
What is my net so far, after the personal-use share?
The running figure, with the personal portion already taken out at the property level and your ownership share applied once, below the line the form applies it on.
Is this a repair, or an improvement?
Two questions about the work, and where the answer lands: a current expense this year, or a capital addition that depreciates instead. Flagged for a second look when it's genuinely arguable, and the call stays yours.
What belongs on line 9281, and what doesn't?
Every category in the CRA's own wording, with the ones landlords most often file wrong called out: condo fees, the whole mortgage payment, the appliance you replaced.
What would CCA do to this year's figure?
The most the rules allow for the year, worked out with the half-year rule and the no-loss cap. Shown as a maximum and defaulted to a claim of zero, because whether to claim it is your decision to make.
Is any of this ready to hand to my accountant?
A count of what still needs a receipt, whether the ownership split adds to 100%, and whether anything is flagged, before you generate rather than after.
Three tools you can use for this year's return
They work whether or not you ever sign up, and they're the same logic the product runs on.
Every T776 expense line, and what belongs on it
The full list in the CRA's own wording, printable, with the mistakes each line attracts.
Open the cheat sheet Decision toolRepair, or improvement?
Restores, or improves? Part, or the whole thing? Those two choices decide whether the work deducts this year on line 8960 or depreciates instead.
Try it on your renovation CalculatorRental CCA, Class 1
The 4% declining balance, the half-year rule in your first year, and the cap that stops CCA from creating a loss. Plus what recapture means when you sell.
Run the numbersBuilt for one kind of person
You own between one and ten units, you manage them yourself, and you file a personal return with a T776 attached. Right now that means a spreadsheet, a folder of photos, or nothing at all.
It doesn’t collect rent, screen tenants, or do trust accounting, and it isn’t going to. That work belongs to the big property platforms, and it’s most of why they cost what they do.
Priced by the year, because the job is annual. Nothing is charged during the beta — these are the prices it will launch at, so you can decide with them in view.
Next, the typing goes away
Every figure above still gets keyed in by hand. The work after the beta is reading those figures off the receipt, the invoice or the annual statement, and handing you a filled-in form to check.
None of it is built yet, and none of it is in the October beta. It’s here so you know where this is going before you decide to come along.
Photograph it instead of typing it
The date, the total and the vendor read off the receipt photo and filled into the form. You check three fields instead of typing them.
A category suggested, or left blank
Where the receipt makes the category clear, it arrives pre-selected. Where it doesn't, the field is left empty rather than guessed at.
Ten months of receipts, one sitting
Photograph the pile at once and confirm the rows as they land, with the running total per line filling in as you go.
The one number on your mortgage statement
Your annual statement runs to several pages, and the figure the form wants is the interest, not the payments. It gets read off the statement and shown to you beside the line it came from.
Repair or improvement, pre-answered
The two questions come filled in from what the invoice actually itemizes, each one showing the wording that drove it. The answers stay editable, and the call stays yours.
Nothing is entered on your behalf. Every figure read off a document is a draft you see and confirm before it becomes a transaction, and the arithmetic that turns your transactions into a T776 stays the same tested code it is today.
Spend next February somewhere else
Start logging now and the sheet fills itself in as the year goes. The beta opens in October 2026, one property stays free for good, and we’ll email once.
Nothing on this page is tax advice. The figures shown are worked examples, for record-keeping. Verify amounts against your records and consult a qualified tax professional.