Alternatives

Selling Your Home to a Family Member (and Optionally Renting Back)

An intra-family sale can keep the home in the family, fund your retirement, and — with a lease — let you stay. But the tax, legal, and family dynamics are easy to get wrong.

Selling your home to an adult child (or another close family member) is a private alternative to a reverse mortgage that some Canadian families consider. Done properly, it turns your home equity into a lump sum of tax-free cash (under the principal residence exemption), keeps the home in the family, and — if you add a written rent-back arrangement — lets you keep living in it. Done improperly, it triggers the Canada Revenue Agency (CRA) "double tax" trap, creates sibling conflict, and exposes you to housing insecurity in your later years.

This page walks through the mechanics, the tax rules, the legal safeguards, and how an intra-family sale compares with a reverse mortgage.

Why Families Consider This

Keeps the home in the family. The property transfers to a child who may eventually plan to live there, rent it out, or hold it long-term.
Provides a lump sum for retirement. You receive the full net proceeds at closing — not just a fraction of equity as with a reverse mortgage.
Converts you to a tenant with a known landlord. If the child is willing to offer a rent-back, you continue living in a familiar home under a lease with someone you trust.
Simplifies the estate. The home is no longer part of your estate at death, which can reduce probate fees and the complexity of settling the estate.

The Transaction, Step by Step

At a high level, an intra-family sale in Canada works like this:

An appraiser provides a written opinion of fair market value (FMV).
The parents and the adult child agree on a price at (or very close to) FMV.
The child arranges financing — either a conventional mortgage, cash, or a combination. Non-arm's length purchases are underwritten more conservatively by most lenders.
Both sides retain independent lawyers. The parents receive independent legal advice.
Closing happens like any other real estate transaction: title transfers, land transfer tax is paid, and the parents receive the net proceeds.
If rent-back is part of the plan, a written residential tenancy agreement is signed at the same time.

Sell at Fair Market Value or Face the Double-Tax Trap

The single most important rule in an intra-family sale is this: sell at fair market value. Selling below FMV — even with the best of intentions — creates a tax problem that surprises many families.

Warning

Under CRA rules for non-arm's length transactions, if parents sell a home to their child below fair market value, the parents are still deemed to have received FMV proceeds (for capital gains purposes), but the child's cost base is only the actual price paid. If the child later sells, they are taxed on the gain from that artificially low cost base. The same economic gain gets taxed twice. Always document FMV with a written appraisal and transact at that price.

If the home has always been your principal residence, the principal residence exemption shelters the full capital gain on your side of the transaction, so the sale itself is typically tax-free. But that only holds if you sell at FMV and file the required designation (Schedule 3 and Form T2091) for the year of disposition.

Land Transfer Tax and Closing Costs

The buying child pays land transfer tax (LTT) in most provinces. Rates vary significantly:

Ontario — provincial LTT on a sliding scale (roughly 0.5% to 2.5%), plus a matching Toronto Municipal LTT inside the City of Toronto. First-time homebuyer rebates may apply (up to $4,000 provincial, up to $4,475 in Toronto) if the child qualifies.
British Columbia — Property Transfer Tax of 1% on the first $200,000, 2% up to $2 million, 3% up to $3 million, and 5% above that (residential). First-time homebuyer and newly built home exemptions may apply.
Alberta — no LTT; only nominal title and mortgage registration fees.
Quebec — the "welcome tax" (droit de mutation) is charged by the municipality on a sliding scale.
Other provinces — most charge a modest LTT or deed transfer tax; rates vary.

Budget additional closing costs: legal fees for both sides ($1,500 to $3,500 each), title insurance, appraisal ($400 to $700), and a property inspection if the lender requires one.

The Optional Rent-Back

If the parents want to continue living in the home, the child becomes the landlord and the parents become tenants. This must be structured carefully.

Rent Must Be at Fair Market Value

The rent paid must reflect what a comparable unit rents for in the same market. If the rent is artificially low, the CRA may re-characterize it as a gift or capital contribution, creating problems on both sides. Document the rent determination with comparable listings and keep a clear paper trail.

Tax Treatment

For the parents (tenants): Rent paid is a personal expense and is not deductible on your tax return.
For the child (landlord): Rent received is taxable rental income. The child can deduct mortgage interest, property tax, insurance, maintenance, and a reasonable portion of other property-related expenses. A property manager's fees (if used) are also deductible.
Principal residence status: The child cannot treat the rented-out home as their principal residence for the years it is rented. When they later sell, the years as a rental may be partly taxable.

Written Lease — Non-Negotiable

Use a standard provincial residential tenancy agreement. Spell out:

Who pays property tax, utilities, insurance, and major repairs
Rent amount, rent review dates, and how increases are calculated (ideally tied to the provincial rent-increase guideline)
Lease term (10+ years is common for retirement security) and renewal rights
What happens if a parent needs long-term care or passes away
What happens if the child wants or needs to sell the property
Dispute resolution process

Legal, Financing, and Family Considerations

Independent Legal Advice for Both Sides

The parents and the child should use separate lawyers. The parents should receive independent legal advice covering the sale, the lease, and the estate-planning implications. This is especially important if there is any power imbalance or cognitive decline concern — see our page on spousal protections for related safeguards.

Mortgage Financing Complexity

The adult child must qualify for financing in their own name. Canadian lenders apply the federal mortgage stress test (higher of the contract rate plus 2% or the benchmark). Non-arm's length purchases face extra scrutiny — lenders sometimes require a larger down payment, a formal appraisal, and written confirmation that the price is FMV. Some lenders will not finance non-arm's length deals at all, so the mortgage broker selection matters.

Estate-Planning and Sibling Fairness

This is where families most often run into trouble. Selling the home to one child removes the house from the estate and transfers a significant asset to that child at FMV — not as a gift. Other siblings may still feel that the buying child has received an advantage (preferential access, future appreciation, the emotional value of the home). Document intent clearly in updated wills, and consider:

Whether other children should receive equivalent lifetime gifts or adjusted inheritances
How the sale proceeds will be used and whether they will eventually flow to the estate anyway
Having a family conversation in advance — see our family conversation guide

For a deeper discussion of how large decisions like this affect what heirs ultimately receive, see our estate impact guide.

How This Compares with a Reverse Mortgage

A reverse mortgage and an intra-family sale solve overlapping problems — accessing home equity without leaving the home — but they are structurally very different.

Ownership: A reverse mortgage keeps the home in the parents' name; an intra-family sale transfers ownership to the child.
Cash available: A reverse mortgage unlocks up to 55% to 59% of home value; an intra-family sale unlocks 100% of equity.
Ongoing obligation: A reverse mortgage accrues interest but requires no payments; an intra-family sale with rent-back creates a recurring monthly rent.
Future appreciation: With a reverse mortgage, the parents (and eventually the estate) capture any appreciation above the loan balance; with a sale, all future appreciation belongs to the child.
Complexity: A reverse mortgage is a regulated product with standardized documents; an intra-family sale is a bespoke transaction requiring appraisal, financing, legal work on both sides, and a lease.

What You Should Always Do

Get an independent, written appraisal from a qualified appraiser
Retain separate lawyers for the parents and the child
Obtain independent legal advice for the parents before closing
Consult an accountant familiar with non-arm's length real estate transactions
Update the parents' wills and overall estate plan to reflect the sale
If renting back, sign a written residential tenancy agreement at fair market rent
Have an open family conversation with all adult children before closing — see our family conversation guide

Not sure whether an intra-family sale or a reverse mortgage is the better fit? Compare the broader landscape in our alternatives guide.

FAQ

Frequently Asked Questions

Can my child buy my home for less than it is worth?

They can, but the Canada Revenue Agency treats non-arm's length sales at below fair market value harshly. The parents are deemed to have received FMV proceeds for capital-gains purposes, but the child's cost base is only the price actually paid. When the child later sells, the same economic gain can be taxed twice. Always obtain a written appraisal and transact at fair market value.

Is the sale of my home to my child taxable?

If the home has always been your principal residence and you sell at fair market value, the capital gain is typically sheltered by the principal residence exemption — so the sale is tax-free to you. You still have to report the disposition on your tax return (Schedule 3 and Form T2091). If the home was ever rented out or used for business, a portion of the gain may be taxable.

Can I rent my home back from my child after selling it?

Yes, and many families do. The rent must be at fair market value — artificially low rent can be re-characterized by the CRA. Use a written residential tenancy agreement, ideally for 10 years or more, spelling out rent reviews, responsibility for repairs, and what happens if you move to long-term care. The rent you pay is not deductible; the rent your child receives is taxable rental income (with deductions for mortgage interest, property tax, insurance, and maintenance).

Should I sell to my child or get a reverse mortgage instead?

A reverse mortgage keeps you as the owner, requires no payments, and lets you and your estate retain future appreciation — but it only unlocks 55% to 59% of your home's value. An intra-family sale unlocks 100% of equity and keeps the home in the family, but you give up ownership, future appreciation, and take on either relocation or permanent rent. The right answer depends on how much cash you need, how strong family relations are, and whether there is a trustworthy family buyer with financing capacity.