Yes, a family member can loan you money to buy a house in Canada, but it must be clearly disclosed to the lender. While lenders often prefer outright "gifts" (documented with a letter), loans are acceptable if structured properly via a legal agreement (promissory note) and accounted for in your debt-service ratios.
It's important to understand the requirements and restrictions in place before proceeding. In either case – high ratio mortgage or standard mortgage – at TD the person giving the gift must sign a letter stating explicitly that the money is a gift, not a loan, and that the money does not need to be repaid.
Absolutely. Many mortgage lenders accept multiple forms of assistance to finance your purchase. For first-time buyers, this might include using gift funds for a down payment, which can reduce upfront costs.
However, most mortgage lenders will not allow gifts from friends or non-family members to be used for a down payment. Acceptable sources of gift money for a conventional loan include anyone related to the borrower by blood, marriage, adoption or legal guardianship.
You don't have to worry about family loans being subject to federal tax consequences if: You lend a child $10,000 or less, and the child does not use the money for investments, such as stocks or bonds. You lend a child $100,000 or less, and the child's net investment income is not more than $1,000 for the year.
Yes, you can transfer $50,000 to a family member, but you'll need to report it to the IRS by filing Form 709 because it exceeds the 2026 annual gift tax exclusion of $19,000 per person, though you likely won't owe tax unless your total lifetime gifts surpass the very large lifetime exemption. For large cash transfers, banks also report it to FinCEN, and you might need a formal gift letter for things like a home down payment to prove it's not a loan.
When lending money, a written Loan Agreement or Promissory Note is your best friend. Even if you're loaning money to a friend or family member, it's always a good idea to create a written contract rather than rely on a verbal agreement.
Yes, you can give your daughter $50,000 for a house, but you'll need a signed gift letter for the lender and must report it to the IRS using Form 709, though you likely won't pay taxes unless your lifetime gifts exceed the large lifetime exemption (around $13.99M in 2025). To avoid using up your lifetime exemption, you could give up to the 2026 annual exclusion amount ($19,000) each year until the total is reached, or use the amount above the annual exclusion against your lifetime limit, as the lender requires documentation and a gift letter confirming it's not a loan.
Figure out your financing: Get preapproved for a mortgage first, before discussing purchasing the property. Or, consult an attorney about drawing up an owner-financing arrangement, in which your family member will finance your purchase rather than a bank or other lender.
Yes, you can give your son $100,000 tax-free in 2025 by utilizing the annual gift tax exclusion and your lifetime exemption, but you'll need to report the gift to the IRS on Form 709 since it exceeds the $19,000 annual limit, though you won't pay tax unless you exceed your much larger $13.99 million lifetime gift/estate tax exemption. The gift is considered yours (the giver) for tax purposes, not your son's.
The "$100,000 loophole" for family loans refers to a tax rule where lenders avoid reporting imputed interest if the total loan amount (plus any other outstanding loans to that borrower) is $100,000 or less, and the borrower's net investment income is $1,000 or less; otherwise, the lender's taxable imputed interest is limited to the borrower's actual net investment income, avoiding the higher Applicable Federal Rates (AFR) normally required, making it a way to offer lower-interest loans with minimal tax hassle for the family.
If you lend more than $10,000 to a relative, charge at least the applicable federal interest rate (AFR) — and be aware that the interest will be taxable income to you. If you charge no interest or below-AFR interest, taxable interest is calculated under the complicated below-market-rate loan rules.
Technically speaking, you can give any amount of money you wish as a gift to one or more of your children or any other member of family. Some parents also choose to buy property and put it into their child's / children's name(s).
There are a few steps to using a gifted deposit for buying a home.
If the money is a loan greater than $10,000, your loved one is required to charge an interest rate in line with IRS guidelines, known as the Applicable Federal Rate (the rate changes every month). Otherwise, the money is considered income that you can be taxed on.
The IRS primarily learns about large gifts when you file Form 709, the Gift Tax Return, for amounts exceeding the annual exclusion (e.g., $19,000 per person in 2025). They can also discover gifts through third-party reporting (banks reporting large cash transfers), audits of your estate, or by matching transactions to public records, especially for significant asset transfers like property, which might trigger property tax reassessments.
You don't have to pay any tax on an interest-free loan, however, any interest received by your lender IS considered taxable income. They must declare this on their self-assessment tax return and pay tax on it according to their income tax bracket.
Intrafamily loans are an excellent option for transferring wealth to heirs while mitigating wealth transfer taxes. By lending money to family members at below market interest rates, you benefit from rate arbitrage, an efficient way to enhance family wealth.