Tax, Legal & TRESA
税法与监管：HST、土地转让税、律师费、BRA、TRESA、RECO。 HST, Land Transfer Tax, lawyer fees, BRA, TRESA reform, RECO rules.
Can Your Agent Buy the House You Are Selling? What Ontario Law Entitles You to First
In Ontario, an agent can buy a home they are listing, or have a relative or numbered company do it — but only once TRESA section 32 is met: written notice to every other party, plus their written acknowledgment of receipt. The notice must fully disclose every fact affecting the home’s value, and any resale the agent already has lined up. Broker Arthur Zhao explains what you are owed, why acknowledging receipt is not agreeing to the price, and why to get independent legal advice.
你的经纪想买你正在卖的房子？安省法律规定你有权先拿到一份书面通知
你的挂牌经纪、或其家人／名下公司，想买你正在卖的房子？安省《房地产服务信托法(TRESA)》第 32 条要求经纪先向你书面披露、并取得你书面确认收到，才能出手；通知里必须写清影响房价的全部已知事实，若经纪买下后已在谈转手，还得把这些细节告诉你。地产经纪 Arthur Zhao 讲清你有权拿到什么、为什么书面确认收到不等于你同意这个价格，以及为什么该找独立律师先看一眼。
Passing the Family Farm to Your Kids in Ontario: The Land Transfer Tax Break Is Real — and Narrower Than “Family” Suggests
Thinking of handing your Ontario farm to your kids tax-free? The land transfer tax exemption under Regulation 697 is real — but a field you have cash-rented to a neighbour may not count as “farming” at all, which can sink the claim before it starts. It waives only the provincial tax; the transfer’s principal purpose must be to keep farming rather than sell and subdivide; routing it through a family farm corporation adds a 95% farming-assets test; and Form 013-1205 must be filed. Broker Arthur Zhao maps out who actually qualifies.
把农场过户给子女，能免安省土地转让税吗？门槛比「家人之间」四个字严得多
把农场过户给子女，可能免安省土地转让税——但第 697 号规例的门槛比想象中严：地过户前须「主要用于农业」并由家人亲自经营，纯现金租佃可能根本不算「务农」；过户主要目的须是继续务农而非套现；还得交部长批准的 013-1205 表，不是自动减免。经纪 Arthur Zhao 按 e-Laws 原文拆开四种家庭情形与三道隐藏门槛。
A Debt That Runs With the House: How a Tenant’s Unpaid Water Bill Becomes the Owner’s Property-Tax Problem in Ontario
You buy a house, close, and months later discover you have inherited an unpaid water bill run up by the previous owner’s tenant. That is not a billing error — it is how Ontario law is built. Water is a service supplied to a property, so the arrears can be added to that property’s tax roll, gain priority lien status under O. Reg. 581/06, and be recovered from the owner at the time it was added and from any subsequent owner. Broker Arthur Zhao walks through the Toronto timeline, the two parallel statutes, and the one due-diligence step that stops it.
Leaving a Home or Inheritance to a Disabled Child on ODSP: The Henson Trust and the $100,000 Ceiling
Worried that leaving a home or savings to an adult child on ODSP will end their benefits? Broker Arthur Zhao explains why it usually won't — if you get two things right. First, a home the child lives in is already an exempt asset (O. Reg. 222/98 s.28(1)), so the real issue is cash against a $40,000 limit. Second, how a trustee spends matters as much as how money is held: paying disability-related bills directly is uncapped and income-exempt (s.43(1) para 9), while cash to the beneficiary is limited to $10,000 per 12 months (para 13). A fully discretionary Henson trust escapes the $100,000 trust ceiling (s.28(3)); an RDSP adds an uncapped exempt layer. Must be drafted by a licensed lawyer.
把房产或遗产留给领 ODSP 的残障孩子：Henson 信托与那道 $10 万天花板
父母想把房子或存款留给正在领 ODSP 的残障成年子女，怕一笔遗产害孩子失去福利。地产经纪 Arthur Zhao 按遗产形态拆解：孩子自住的主要居所本身豁免（O. Reg. 222/98 s.28(1)），不自住的房产只在挂牌期间豁免；现金则面对 $40,000 资产上限——受 ¶19 约束的继承信托可豁免至 $100,000（与人寿保险现金价值合并计），而全酌情的 Henson 信托不受此上限。再加 RDSP 无上限豁免与受托人花钱纪律。须由持牌律师起草。
You Rented Out Your Basement. Will You Owe Capital Gains Tax When You Sell?
Thinking of claiming CCA on your rented basement to shave a little tax off this year's return? It can retroactively tax years of gain you would otherwise have kept tax-free. Broker Arthur Zhao unpacks CRA Folio S1-F3-C2 on renting out part of an Ontario home: the outcome hinges on structural change and CCA, not square footage — renting a room usually preserves your full principal residence exemption, while walling off a self-contained suite can trigger a partial deemed disposition. Covers the CRA-practice-vs-statute line, the 2019 partial-change 45(2) election, principal-residence reporting since 2016, and why Ontario stacks on no separate rule. Confirm your own facts with a licensed accountant.
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