What the T776 is
- According to the CRA's official page, this form is for people who rent out property to report their rental income and expenses on their income tax return.
- For the 2025 tax year the form is T776 E (25). Your total gross rental income (line 8299) goes on line 12599 of your return, and your net rental income or loss (line 9946) goes on line 12600.
- For what goes on each line and which expenses you can deduct, rely on the CRA's form instructions and guide.
What to gather before you file
- A full year of rent income records (bank statements or receipts), reconciled month by month.
- Expense receipts: mortgage interest, property tax, insurance, repairs, utilities and so on (as allowed by the CRA).
- Property and purchase records: purchase date and cost, and records for depreciation (capital cost allowance, CCA).
- If you live in part of the property, record the share that is rented out and use it to split shared expenses; the 2025 form has a column for the personal portion of each expense (line 9949).
- If any unit was a short-term rental, the 2025 form has separate columns and lines for it (lines 8140 and 9365 to 9367); see Guide T4036.
Keep in mind
- This page only covers preparation. It does not give specific deduction amounts or tax conclusions. If your situation is complicated, talk to a CPA.
- Capital cost allowance (CCA) cannot be used to create or increase a rental loss (Guide T4036).
- Underused Housing Tax: the CRA says affected owners do not need to file a UHT return or pay the tax for 2025 and later years; the requirement still applies to 2022, 2023 and 2024.
- For deductible expenses and CCA, see our rental expenses and CCA guide. If you live outside Canada, see tax for non-resident landlords.
Sources
- CRA: Form T776, Statement of Real Estate Rentals (official page)
- CRA: Guide T4036, Rental Income
- CRA: Introduction to the Underused Housing Tax
Last checked: 2026-11-01. Laws and tax rules change, so rely on the official text. This page is not legal or tax advice.