[email protected] wrote:
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From: XXXX
My_question_is: US-specific
Subject: non-resident taxes on US real estate
Expert: [email protected]
Date: Thursday May 22, 2008
Time: 03:16 AM -0000
QUESTION:
I am a Canadian citizen considering purchasing a mobile home in Arizona with the idea of becoming a "snowbird" (3 months of the year). Are there any non-resident taxes payable on the purchase? What about when I sell the mobile?
Thanks so much.
---------------------------I am a US citizen living and working as a real estate agent in Maui, HI. MANY Canadians own or are looking into owning condos here in South Maui and renting them out (when they are not here) to tourists to use for their vacation. Can you help me clarify what the legal and tax issues are for these Canadian buyers? Are they allowed to rent out their condos? Can they rent it themselves? Or MUST they use a US rental agent? Can they come and do repairs on THEIR property? It would seem from your answer in "http://www.askanexpert.ca/answer.asp?id=7528" >http://www.askanexpert.ca/answer.asp?id=7528</a> that they are not even allowed to come and change a light bulb! And if that is the case, just who is "not allowing" them to do this? - the US or CANADA? Thanks for your help on this. I want to make sure that all of the Canadian buyers are getting the correct information. --------------------------------------------------------------------------- david ingram replies: I use to have a condo manager friend Howard ?? in Maui. He was a friend in Vancouver in 1965 when he managed CKLG-FM radio station. He then left and moved to Maui and got into the condo business. I am embarrassed that I do not remember his last name but i have not seen him since 1979 when I rented a condo from him in Kihei. Back to your question. You have become a very powerful person. With your knowledge, you now hold the ability to have a lot of Canadians arrested and deported. You could even report them for something that they did two years ago. 1. Canadians or Japanese or Koreans or Australians can buy a condo or $5,000,000 waterfront estate in Hawaii, New York or Palm Springs and rent it out. 2. They can even show the property themselves. They can NOT however, collect the rent themselves. They can hand the person an envelope and instruct them to mail the cheques to Canada or Australia or Japan or give them written instructions to direct deposit the money into a Hawaii Bank Account. They just can NOT accept the money at the same time they show the property. If they want to accept the money themselves, they can fly back to Canada and turn around and pick up the money and return to Canada immediately. The Canadian, or, or, or just can't do anything else while picking up the money.If the renter said they needed a new refrigerator while the Canadian was picking up the check (or maybe a year's supply), the Canadian could not go over to a Home Depot and order a new fridge on the same trip. On a trip that they do not pick up money, the Canadian can hire a property manager, hire a repair crew, hire someone to change the light bulb, shovel a sidewalk, cut the lawn, etc. 3. On any trip, the Canadian himself or herself can NOT change a light bulb,cut the lawn, fix a toilet, paint a bedroom, shovel a sidewalk or fix the door bell on a unit that they are renting or intending to rent in the future or that they have bought to improve and sell. 4. It is US immigration law that prevents the Canadian from working on his or her rental property. However, the Canadian can supervise the renovations or repairs as long as he or she hires US residents to do the work. If the Canadian wanted to start a business of renovating and flipping, he or she could get an E2 visa which would allow them to be there and work on their own or even others houses. If they wanted to spend $1,000,000 and hire ten employees for two years, they could an instant green card by applying for and getting an E-5 visa. 5. Every Canadian owner also needs to collect Hawaii 4% GET (General Excise Tax) if they rent it on a long term and 6% TAT (Transient Accommodation Tax) if rented for short term rentals of 180 days or less to a person who has another home somewhere else, even if it is in Hawaii. As you can see, every rental to a Canadian requires the TAT and GET. The Canadian should collect 11.1111 % tax because taxes are levied on each other which should cover both. If they do not collect it and Hawaii gets hold of them, the retroactive tax can be massive. I had one that was over $87,000 for back GET and TAT against a Canadian who collected all of her rents in Canada. Even though she had a legitimate rental loss on a very expensive property when Hawaii caught up to her, they issued her a retroactive bill plus large penalties and interest. So, 'If' the Canadian wants to collect rent "in" Canada from Canadians for seasonal rentals, that is fine. However, they also have to collect the TAT and GET taxes in Canada on their transient rentals or end up in trouble later on. ----------------- When Can the Canadian do the work. If the Canadian or, or, or wanted to buy a piece of vacant land, they could build a whole house themselves including foundation, framing, drywall, roofing electric, plumbing, heat pump and landscaping IF it was just for their own use. If they own a condo, they can do any remodeling to their own condo or their own mobile home or their own However, their Canadian adult children, Canadian Friends or Canadian trades can NOT come down and work on the weekend. They can NOT let a Canadian friend who just happens to be a remodeler, go down and stay in the unit while they change the kitchen. I first had this explained to me on a 72 Foot converted minesweeper named Montagnais in Ketchikan, Alaska in May 1975. I was changing over a hot water tank on this boat (which i was a guest on from Vancouver to Ketchikan) and when the US customs and immigration people came on board to clear the boat and personnel through customs, I was chastised by them for working on the boat. Today, it would be arrest and imprisonment. Several months later, the same thing happened at Mount Baker when the INS threw a bunch of guys I knew out of the US for working on a friend's ski cabin. Thirty-three years later I have heard the story 1,000 times and they get progressively worse. The Canadian, of course has to file both a Federal 1040NR return with a schedule E and 4562 to report the rental income federally. In addition, they have to File a Hawaii N-15 Non-resident return and the Hawaii GET and TAT return---------------------
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CEN-TA Cross Border Services - Tax, Visas, Immigration
http://www.centa.com/article.php/UsCaWeekofMon20080519004018.html