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T776 tax reports

OntarioLandlord generates T776-ready reports that summarize your rental income and expenses for tax filing.

What is the T776?​

The T776 Statement of Real Estate Rentals is a CRA form used to report rental income and expenses when filing your taxes.

What's included​

Income summary​

  • Total rental income received
  • By property breakdown
  • Rent deposits (if applicable)

Expense summary​

Categorized to match T776 lines:

T776 LineCategory
Line 8690Insurance
Line 8710Interest and bank charges (mortgage interest)
Line 8871Management and admin fees
Line 8960Repairs and maintenance
Line 9180Property taxes
Line 9200Utilities
Line 9270Other expenses (includes HOA/condo fees and Admin/Office)

There's no separate Line 8810 (Office) or Line 8860 in the selectable categories — Admin/Office and HOA/Condo Fees both roll up into Line 9270 (Other) today. (The generator has line mappings ready for Advertising [8521] and Legal/accounting/professional fees [8760] for future use, but neither is a selectable expense category yet.)

Net income calculation​

  • Total Income
  • Less: Total Expenses
  • Equals: Net Rental Income (Loss)

Generating the report​

Step 1: Navigate to reports​

  1. Click Financials in the sidebar
  2. Click T776 Report

Step 2: Select tax year​

Choose the calendar year (January 1 - December 31).

Step 3: Select properties​

  • All Properties - Combined report
  • Specific Property - Per-property report

Step 4: Generate​

Click Generate Report

Report sections​

The generated report isn't laid out as CRA's own Part 1-4 form structure — it has four sections of its own:

Annual summary​

  • Gross Rental Income (Line 8299)
  • Total Rental Expenses (Line 9949)
  • Net Rental Income

Expenses by T776 line​

Each expense category totaled and grouped under its T776 line (see table above).

Area A — CCA​

The Capital Cost Allowance drilldown (see below).

Property breakdown​

Per-property figures, including your ownership percentage for each property, when you generate a combined multi-property report.

Reviewing the report​

Before using for taxes, verify:

  • All rent income included
  • All expenses recorded
  • Categories are correct
  • Amounts match your records

Exporting​

PDF export​

  1. Click Export PDF
  2. Professional format for accountant
  3. Includes supporting details

CSV export​

  1. Click Export CSV
  2. Raw data for spreadsheet
  3. Can import to tax software

Sharing with accountant​

Options for sharing:

  1. Email PDF - Most common
  2. Accountant Access - Give read-only access (coming soon)
  3. Print - Physical copy

Important notes​

OntarioLandlord is not tax software​

warning

This report helps organize your data but doesn't file your taxes. Consult a tax professional for actual filing.

Cash vs accrual​

Reports are generated on a cash basis:

  • Income = Payments received
  • Expenses = Payments made

Discuss with accountant if you use accrual accounting.

Partner/co-owner​

If you co-own property:

  • Report shows full amounts
  • Split according to ownership percentage
  • Note this on your actual T776

Tips for tax time​

  1. Generate report early - Catch missing data
  2. Reconcile income - Match to bank deposits
  3. Check expense categories - CRA-aligned categories
  4. Keep receipts - Support all expenses
  5. Note improvements - Capital vs repairs

Common questions​

What if I'm missing data?​

Go back and enter missing payments or expenses, then regenerate the report.

Can I edit the report directly?​

No, the report reflects your entered data. Edit the underlying payments and expenses.

What about CCA (depreciation)?​

The T776 report includes a CCA Area A drilldown that helps you and your accountant calculate Capital Cost Allowance. The report shows applicable CCA classes and undepreciated capital cost for your rental properties.

Can I email the report to my accountant?​

Yes. Click Email to Accountant on the T776 report page to send the PDF directly to your accountant's email address.

Next steps​