The T776, Statement of Real Estate Rentals, is the Canada Revenue Agency form landlords file with their personal (T1) tax return to report rental income and deduct rental expenses. The net rental income or loss from the T776 flows to line 12600 of your return.

What rental expenses can I deduct on the T776?

Common deductible current expenses include advertising, insurance, mortgage interest and bank charges, office expenses, professional fees, management and administration fees, repairs and maintenance, salaries and wages, property taxes, travel, utilities, motor vehicle costs, and other expenses. Capital improvements are not deducted here — they are claimed over time through Capital Cost Allowance (CCA).

Does this tracker include Capital Cost Allowance (CCA)?

No. CCA (depreciation on the building and certain assets) is optional and calculated separately on the T776. Claiming CCA can affect the principal-residence exemption when you sell, so many landlords choose not to. This tool estimates net rental income before CCA.

Does the T776 expense tracker store my numbers?

No. The tool runs entirely in your browser. Nothing you enter is sent to or stored on Nest Mate servers.

This tool is powered by Nest Mate — manage your Ontario rental properties for free.

Tools

T776 Expense Tracker

Estimate your net rental income for the CRA T776 — Statement of Real Estate Rentals

Gross rental income (CAD) · line 8141

Deductible expenses by CRA category

Advertising · 8521

Insurance · 8690

Mortgage interest & bank charges · 8710

Office expenses · 8810

Professional fees (legal, accounting) · 8860

Management & administration fees · 8871

Repairs & maintenance · 8960

Salaries, wages & benefits · 9060

Property taxes · 9180

Travel · 9200

Utilities · 9220

Motor vehicle expenses · 9281

Other expenses · 9270

Your ownership share (%)

For co-owned properties, enter your percentage. Sole owners leave this at 100.

Track this automatically, all year

Log expenses as they happen and export a CRA-ready T776 worksheet at tax time.

Estimate only, before Capital Cost Allowance (CCA), and not tax advice. CCA, the principal-residence implications of claiming it, and co-ownership rules can change your filing — confirm against the CRA T776 guide (T4036) or a tax professional. Nothing you enter is stored; the tool runs entirely in your browser.