The HST Rebate is a significant consideration for individuals purchasing new homes or condominiums directly from builders. This guide aims to clarify eligibility, conditions, and implications of the HST New Housing Rebate, ensuring buyers are well-informed about their potential entitlements and obligations.
- The HST New Housing Rebate is available for new homes or condominiums intended as primary residences.
- Eligibility is strictly defined, with specific conditions for family relationships and occupancy intentions.
- Inclusion of non-qualifying individuals in the purchase agreement can result in rebate ineligibility.
- The HST New Residential Rental Property Rebate offers an alternative for those renting out new properties.
Eligibility for the HST New Housing Rebate
Primary Residence Requirement
Eligibility for the HST New Housing Rebate hinges on the intent to occupy the newly constructed home or condominium as the primary place of residence by the purchaser, their immediate family members (parents, children, siblings, or spouse), or a person connected to the spouse by blood or adoption. Notably, the rebate does not extend to properties intended for uncles, aunts, cousins, friends, co-workers, or employees.
Agreement of Purchase and Sale
Most Agreements of Purchase and Sale for new constructions include the HST, net of applicable rebates. Buyers affirm that all parties involved are individuals qualifying for the rebate, intending the property as their primary residence or that of their immediate family.
Conditions Impacting Rebate Eligibility
Inclusion of Non-Qualifying Buyers
The inclusion of any buyer not intending to occupy the property as their primary residence (e.g., a friend holding a 1% share for loan approval purposes) jeopardizes the rebate. If such a condition arises, the builder will recoup, and the buyer must pay the equivalent of the HST rebate at closing.
Purchasers of recreational properties not intended as primary residences are ineligible for the rebate.
Changes in Ownership
Adding a purchaser after the initial agreement, who will not use the property as their primary residence, disqualifies the property from rebate eligibility. This holds even if the new purchaser holds a minimal ownership share (e.g., 1%).
Attempts to circumvent eligibility criteria through declarations of trust or similar arrangements have been strictly interpreted by courts, often resulting in rebate denial if any purchaser does not meet the primary residence intent requirement.
HST New Residential Rental Property Rebate
Alternative Rebate for Non-Qualifying Purchasers
Purchasers ineligible for the New Housing Rebate but who rent out the new property for at least one year post-closing may qualify for the HST New Residential Rental Property Rebate. Applications for this rebate must be submitted within two years of closing.
Understanding these nuances ensures buyers can navigate the complexities of the HST rebate system effectively, maximizing their financial benefits while adhering to legal requirements.
How Jay Teichman Can Help
Navigating the complexities of the HST rebate requires thorough understanding and meticulous attention to detail. Jay Teichman, with his extensive experience in Toronto’s real estate market, offers invaluable assistance in ensuring that buyers maximize their eligibility for rebates and avoid potential pitfalls. Whether reviewing your Agreement of Purchase and Sale, advising on co-ownership structures, or assisting with rebate applications, Jay and his team provide expert guidance tailored to your unique situation.
For those embarking on the purchase of a new home or condominium, consulting with Jay Teichman early in the process can provide clarity, ensure compliance, and safeguard your financial interests. Contact Jay Teichman today for a consultation and experience the peace of mind that comes with professional legal support in your real estate transactions.