It’s been a while since I’ve written about the Canadian version of a tax deductible mortgage, also known as The Smith Manoeuvre. Yes, you read right, a tax deductible mortgage for Canadians, but it’s probably not exactly as you imagine.

I’ve written a lot about the Smith Manoeuvre over the years, you can find the nitty gritty details here. But here’s the spoiler – the Smith Manoeuvre is a leveraged investing strategy that is funded by the equity in your home via home equity line of credit (HELOC). Since you are borrowing to invest, the interest on the HELOC is tax deductible. Voila, you now have a tax deductible mortgage.

Sounds great in theory, but essentially, it is a leveraged investing strategy that is really only suitable for investors that can tolerate a high amount of risk. Leveraging can amplify returns, but it can also amplify losses – which psychologically for most, is worse than the potential gains.

Having made that disclaimer and caveat, I personally started the Smith Manoeuvre when we built our house in 2008. Yes, right at the height of the market. I received an expensive initiation on the harsh realities of leveraged investing, but I managed to stay invested, and even added a little to some positions.  In hindsight, I wish that I had added a lot!

But I digress, the reason why I’m writing this post is because a reader came to me with some questions about the Smith Manoeuvre.

1. Capitalizing interest is simply taking that amount from the HELOC, moving it to the chequing account dedicated to the SM flow, and bill paying the HELOC for that amount, correct? I assume I get a monthly statement that says I owe X in interest. If that’s the case then eventually when the HELOC is maxed I would not be able to do this any longer. Is is wise then to never fully max the HELOC and keep a portion available to just capitalize over and over?

For those of you new to this strategy, capitalizing the interest is one of the bonuses of this strategy.  It’s where you use the investment loan to pay for the interest owed, and everything remains tax deductible.  As funny as that sounds, the rule is if you take out a loan (we’ll call it loan A) to pay for the investment loan (HELOC) tax deductible interest, then loan A interest is also tax deductible.  So technically, if I use the HELOC balance to pay for the HELOC interest, then the entire HELOC balance should remain tax deductible. I utilize this strategy as it allows me to have an investment loan without actually using any of my own cash flow to service the loan interest.

To answer the question, the easiest way is to have your HELOC interest automatically deducted from your chequing account monthly.  Then do a transfer for the same amount from your HELOC to repay your chequing account.  I would also recommend to have a dedicated chequing account for this strategy in case CRA comes knocking on the door for your records.  At least that’s the way that I have it setup.  And yes, I would recommend against maxing out the HELOC as you’ll need the space to pay for the interest incurred.

2. Let’s assume at some point I want sell a security and buy another. To maintain the HELOC deductibility I can’t leave the proceeds in cash for very long? If I do want to hold onto cash, I should just send that money back to the HELOC, yes? But what if I want to do some tax loss harvesting when the markets collapse at some point and want to wait the 30 days (to avoid superficial loss) before going back in. Can I leave the cash at the broker for that period of time since the intent is to continue to invest. Or does this affect the deductibility?

Technically, any cash from your HELOC should be used for investment purposes.  But from my experience, it’s ok to have some cash sitting in your brokerage account as the purpose is to be invested, even after you sell a position.  The issue with tax deductibility of the HELOC comes when you withdraw cash from your brokerage which can result in some red flags.  If you must withdraw, make sure that you only withdraw the amount from your brokerage equal to the dividends/interest generated.

3. If I ever get to the point that all my registered accounts are maxed, along with the HELOC, and I still wish to invest more in a non-registered account, I assume it is wise to have a separate account for this at Questrade (so as not to mix leveraged and non-leveraged funds which would make tracking the HELOC deductibility a pain). Do I need to go a step further and do this at a different brokerage from the SM one?

If the investment account/HELOC is maxed, but you have more savings, I would pay down the mortgage as it should create more HELOC space due to having a readvanceable mortgage (a requirement for a true Smith Manoeuvre setup).  This is just a fancy mortgage that will increase your HELOC credit limit as you pay down the regular installment mortgage.

If your mortgage is paid off already and you have some extra cash to invest, then there are a couple of options.  First thought is to simply apply the cash to the portfolio, but that can potentially mess up tax deductibility of the investment loan.  The cleanest solution from a tax perspective is to use the new cash to pay down the HELOC, then reinvest the same amount in your portfolio.  The downside of this approach is that it lacks flexibility.  Now you cannot use your savings for other purposes as any withdrawals from this point will have negative tax consequences.

When I wrote about this issue before, the consensus was that opening a new investment account would allow maximum flexibility in case you need the cash later for other purposes.  The downside is managing yet another investment account.

Any more questions?

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  1. Amit on July 11, 2016 at 1:42 pm

    This is an excellent article. Previously, you have explained the concept pretty well, but this touches on some of the finer practical issues for the DIY investor and will help people save money (some of it) on professional advice.

  2. Mansbridge on July 12, 2016 at 4:44 pm

    Well written article. I am currently at the end of the SM and pulling out the dividends and ROC to pay off the monthly HELOC interest charges, then enjoying the rest of the proceeds. I just want to confirm that this allows for the entire loan interest to be tax deductible.


    • FrugalTrader on July 12, 2016 at 6:08 pm

      No problems if you are using portfolio distributions to pay down your HELOC.

    • Ed Rempel on July 13, 2016 at 1:00 pm

      Hi Mansbridge,

      There might be a tax problem for you, depending on the figures.

      You are using the cash flow to pay the interest, not reduce the loan, right?

      If you receive ROC, it reduces the tax deductibility of the investment loan. However, if you use 100% of it to pay the loan interest, you are fine.


      • Mansbridge on July 19, 2016 at 10:53 am

        Hi Ed. I’m using the cash flow to pay the interest only. What would happen if I paid off the loan with 1) dividends/ROC 2) my own cash? Because eventually I would want to pay the whole thing off and have no debt.

        I am using 100% of ROC to pay loan interest. I am also recording ROC to update ACB annually.

  3. BeSmartRich on July 13, 2016 at 12:39 pm

    I can’t wait until housing market in Toronto is corrected so that I can take advantage of Smith Manoeuvre strategy;. Cheaper interest rate and tax deductibility, what to not like about Smith Manoeuvre strategy? :) Thanks for sharing!

  4. Ed Rempel on July 13, 2016 at 2:23 pm

    Hi BeSmartRich,

    It is a good thing you have the patience to wait in order to buy low.

    How do you feel about buying a condo?

    Toronto real estate could correct any time, but it is probably more likely to continue to rise for a while.

    From my sources, I believe that the Ontario government and municipalities are deliberately creating a runup in prices of homes, but not condos. Their agenda is green first. They are trying to avoid urban sprawl and therefore have cut the number of building lots they approve for single family homes by 50%. Less supply with the same demand means higher prices.

    Essentially, they want everyone to move into condos to use less land. They still easily approve new condo developments.

    There must be a reasonable limit to this, but we may well have continued rise in prices of single family homes as long as we have this government.

    If this is true, you may not want to wait forever to start the Smith Manoeuvre. You could jump into real estate anyway. There are other ways to leverage sooner, such as an investment loan.

    If you are a Millennial, there are other reasons to consider an investment loan. Read the article on “LIfecycle Investing” on MDJ or my blog. I call it “Smith Manoeuvre for Renters” or “Smith Manoeuvre for Millennials”.


  5. Erik on July 14, 2016 at 8:59 pm

    Great article! I’m about to implement the SM myself and was also wondering about temporary leaving cash taken from the HELOC in the brokerage account.

  6. Laura R. on July 23, 2016 at 4:40 pm

    Further to Mansbridge’s comment, I’m also nearing the end of the SM and up to this point I have left dividends in my Questrade account and reinvested them – but once the mortgage is paid off, I would like to withdraw them to offset the HELOC interest. Is there a way to have all dividends directed into the HELOC chequing account automatically, rather than manually withdraw them monthly? Or is this always a manual transaction? Thanks and great post!

  7. John on July 29, 2016 at 2:37 pm

    Hi Ed, Love your website, great info. I’m interested in investing in markets and wondering when enough $ is available in those investments can it be used to purchase a rental property, or are there tax concerns

    • Ed Rempel on August 30, 2016 at 12:04 am

      Hi John,

      Thanks for the kind words. Are you referring to this site (MDJ) or my web site (Unconventional Wisdom)?

      There is no problem borrowing available equity to make a down payment on a rental property. This is not really the Smith Manoeuvre. It is just real estate investing. It is tax deductible, though.

      Real estate investing can be a good way to build wealth. It is popular today largely because it has generally done well the last decade. There is always a tendency of investors to chase performance by buying whatever has done well in the recent past. If you invest in real estate. stick with it through the down cycles, which tend to be long with real estate (such as 1989-2002 in Toronto).

      Real estate investing generally requires a large mortgage to be effective. Real estate usually grows far slower than the stock market, but you can usually leverage it higher. There is an article on my blog called ““Your Home is the Best Investment” – True or False?” that you may find interesting.


  8. May on October 16, 2017 at 4:43 pm

    @FT @Ed Rempel I am selling my current house which is mortgage free. Right now the buyer has some difficult to get the finance done. Vendor take back mortgage would be one option to get the deal through. I am wondering can I do SM with heloc on my residential house and VTB. Let’s say I pay prime + 0.5% on my heloc, and I collect prime +2% on VTB, if I could claim the heloc interest, then it will be 1.5% gain for me without much risk. Accounting wise, is this feasible? Let’s say the VTB is $100,000, basically I will receive $100,000 with the sale of the house. Then I take $100,000 from my heloc, but obviously this $100,000 will be used for other purpose. There will be no paper trail to say my intention to borrow $100,000 from my heloc is to lend this money to the buyer of my house.

    Looking forward to getting some help from you. Many thanks in advance.

    • May on October 16, 2017 at 4:45 pm

      Sorry for not checking carefully before I sent the comments. It should be like this.

      Let’s say the VTB is $100,000, basically I will receive $100,000 less with the sale of the house. Then I take $100,000 from my heloc, but obviously this $100,000 will be used for other purpose. There will be no paper trail to say my intention to borrow $100,000 from my heloc is to lend this money to the buyer of my house.

      • FT on October 18, 2017 at 9:21 am

        May, i’m not sure your situation would pass the CRA test for the HELOC producing income. If you give the new buyer a VTB mortgage, why would you obtain a HELOC on the property? Is there a way to obtain a HELOC on your NEW property to help the buyer? That way, you would essentially be lending the money to the new buyer.

  9. May on October 18, 2017 at 1:19 pm

    Sorry I did not explain my situation clearly. Here is how it goes:

    1. I bought house B and complete the deal, move into house B.
    2. I sold house A and take a $100,000 VTB on house A.
    3. I put the rest of house A sale into mortgage of house B and now I have a heloc on house B.
    4. I withdraw $100,000 from heloc on house B.

    Well, if I don’t have VTB on house A, I might spend $100,000 on things I need to do with house B, and the money will be from selling house A. Now I still spend $100,000, and the money will be from heloc on house B. My intention is indeed to borrow from heloc and put it in VTB to generate income. But there is no paper trial to prove this. I cannot show the money flow from heloc to VTB.

    • FT on October 20, 2017 at 10:19 am

      @May you may want to consult an accountant because that is a tricky situation! Essentially, you are holding a mortgage on house A, and collecting interest. If you borrowed in order to offer this mortgage, then the interest would be tax deductible. However, in this case, it doesn’t look like you borrowed in order fund the mortgage. IMO, unless you use HELOC B to generate income, the interest is not deductible. Hope this helps.

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