Repairs vs. Improvements Confusion
Was that $2,000 HVAC fix a current repair or a capital improvement? Get it wrong and you risk a CRA audit. North AI classifies every maintenance receipt based on latest CRA guidelines instantly.
For Small-Scale Canadian Landlords
Automate your T776. Track every repair. Protect your rental equity.
NorthOS is the first bookkeeping tool built specifically for the "Accidental Landlord." No bloated property management features, just clean, CRA-ready tax ledgers for your units.
In Ontario short-term accommodation carries 13% HST, before any municipal lodging levy.
Built for 1-5 unit portfolios
CRA T776 Compliance
Mortgage Interest Tracking
Rental taxes are a headache. Spreadsheets are a risk.
The Mortgage Interest Trap
Only the interest portion of your mortgage is deductible, not the principal. NorthOS tracks mortgage interest as its own T776 expense category, so the deductible amount is clear at tax time.
Scattered Units, Scattered Books
When you have a condo in Mississauga and a duplex in Hamilton, keeping expenses separate is a nightmare. NorthOS provides property-specific ledgers that consolidate into one tax report.
Features for the modern landlord
AI Receipt Scanner for T776
Snap a photo of your Home Depot receipt. North AI maps it to Line 8960 (Maintenance) or Line 9220 (Utilities) automatically. Organized records in seconds.
Rental Income Ledger
Log rent as it arrives, including e-transfers and platform income like Airbnb. NorthOS flags overdue rent so you know which tenants to follow up with.
CCA Depreciation Engine
Don't lose track of your building's cost base. NorthOS tracks Class 1 and Class 8 assets, calculating your annual deduction limit based on CRA's half-year rule.
Apportionment Tool
Running a basement rental in your primary residence? Use the sliding scale to split property tax, insurance, and utilities by square footage or room count accurately.
One-Click Accountant Export
When tax season hits, download a structured T776 worksheet and your full receipt archive from Google Drive. Tax prep has never been faster.
Bank & Card Feeds
Connect your bank and the rent e-transfers and repair charges import themselves. Review each one, assign it to a property, done. No more month-end statement archaeology.
Co-Ownership Splits
Own the duplex 50/50 with your spouse? Set your ownership percentage per property and NorthOS reports your share of income and expenses on your T776, not the whole building's.
iPhone App
Snap the receipt at the hardware store, approve the rent deposit from the couch. The NorthOS iOS app keeps your rental books current from your phone.
How it works
The simplest way to stay CRA-compliant.
1
Add your rental units
Tell NorthOS about your properties and units. We configure the apportionment and CCA settings for each automatically.
2
Log as you go
Snap receipts at Home Depot or log rent payments as they arrive. North AI handles the classification to Form T776 categories.
3
Export and File
Download your T776 workpapers and hand them to your accountant. No more shoebox of receipts or midnight spreadsheet scrambles.
What property owners are saying
"I have three rental units and was drowning in spreadsheets. NorthOS made tracking my deductible expenses and T776 reporting so simple, it feels like I have a property-focused accountant in my pocket."
Condo Owner, Toronto
"The AI receipt scanner actually understands Home Depot receipts. It categorized my new deck build correctly as a capital improvement, which saved me from a potential audit mistake."
Duplex Landlord, Ottawa
Rentals plus a business?
Lots of landlords also freelance, consult, or sell on the side. NorthOS keeps each venture in its own set of books under one login, and gets the person-level tax math right. Long-term residential rent is GST/HST-exempt either way: if you are not registered it stays out of the $30,000 threshold, and if you are registered it stays off the return your business revenue lands on.
See how multi-business accounts workSimple pricing for small landlords
14-DAY TRIAL
Monthly
$12CAD / month
- Up to 5 rental units
- Full T776 automation
- All features included
SAVE 17%
Annual
$119CAD / year
- Best rate (~2 months free)
- 14-day free trial
- Multi-property ledgers
Most rent is exempt, and that changes everything
Long-term residential rent, meaning a month or more, is an exempt supply. You charge no GST/HST on it, it does not count toward the $30,000 threshold, and you cannot claim input tax credits against it. Short-term accommodation is taxable, at the rate for the province the property is in.
Ontario
In Ontario the GST/HST on a taxable sale is 13% HST, and the return is filed with the CRA. Your province adds no separate provincial sales tax to accommodation, but a municipality still can. Check the local lodging levy before you set a nightly price.
When you have to register
If you only collect long-term residential rent you are generally not registering at all, because exempt revenue does not count toward the threshold. Short-term units are the opposite: that revenue is taxable and it does count.
Rates come from the same canonical CRA tables the NorthOS filing math uses. , or read the CRA's General Information for GST/HST Registrants (RC4022).
Frequently Asked Questions
For Ontario property owners
Ditch the spreadsheets. Organize your rentals.
Let NorthOS handle your T776 and keep every rental expense organized.
Get Started Now