Landlord Rental Property Tracker — T776 & Schedule E in One File, Canada & US (Excel & Google Sheets)

Track rental income, expenses and kilometres (or miles) for up to 10 properties, then see the totals in the same order as CRA Form T776 and IRS Schedule E — in one workbook. The same logs feed both summaries, so you can use the tab for Canada or the United States without re-entering your books.

Each expense category maps to a T776 line and a Schedule E line. Mortgage interest and other interest stay separate for Schedule E; repairs and cleaning stay separate too. Co-owned properties have an ownership %, and mixed-use properties have a personal-use %. Country on Settings only changes the C$ or US$ label; both form tabs always calculate.

WHAT'S INSIDE

• Properties — up to 10; address, units, type, ownership %, personal-use %, short-term flag, and the CCA or depreciation for the whole property (you type it from your own schedule; this file does not calculate it). The file multiplies what you type by ownership % and by (1 − personal-use %) so T776 line 9936 and Schedule E line 18 both show the amount you are claiming
• Rent Roll — 1,000 rows; rent, short-term rent and other income. Royalties are for Schedule E line 4 only (they are not T776 rental income)
• Expense log — 1,000 rows; categories mapped to T776 and Schedule E, including Mortgage principal (not deductible); personal-use % per row (or the property default)
• Mileage log — 500 trips, used to compute business-use % (rental distance ÷ total distance). Enter actual vehicle costs on the Expense log under Motor vehicle / auto (actual expenses). T776 Summary C22 (line 9281) shows those total actual costs paid (not a per-kilometre rate); the personal / non-rental portion, using business-use %, is netted out on line 9949 so the net deduction equals actual costs × business-use %. An optional IRS standard mileage rate is for Schedule E line 6 only — type the official per-mile rate if you choose that method; leave the rate blank and keep Actual expenses if you are not sure
• Property Summary — income, expenses, vehicle claim, net and your share, per property. Inactive properties are excluded
• T776 Summary — lines 8140, 8141, 8230, 8299, expense lines, 9949, 9369, your share (amount 2), 9936 and 9946 (report 8299 on return line 12599 and 9946 on 12600)
• Schedule E Summary — lines 3–21 and 23a–26, with your share already applied. Lines 24 and 25 add each property’s profit or loss separately. Line 22 (Form 8582 limitation) is not calculated. Lines 1a, 1b and 2 and questions A and B are not produced
• Monthly summary + chart, and a dashboard
• How to Use tab — short setup steps, including how to open the file in Excel or Google Sheets
• A blank copy for your own numbers and a filled-in SAMPLE copy so you can see it working

WHAT YOU RECEIVE

Instant download after checkout:

• 1 ZIP containing the blank Excel (.xlsx) file, a filled-in SAMPLE copy, and a PDF with plain instructions for opening the file in Google Sheets (File > Import > Upload) or Microsoft Excel

This is a digital download. Nothing will be shipped.

WORKS WITH

Google Sheets (free Google account) and Microsoft Excel desktop. Mobile apps can view and edit, but a computer is easier for setup.

To open in Google Sheets: go to sheets.google.com, then File > Import > Upload and choose the .xlsx. Import it as a new spreadsheet.

PLEASE NOTE

• This is a record-keeping tool, not tax advice. Line numbers were checked against the 2025 CRA T776 and the 2025 IRS Schedule E; forms can change each year. Please confirm what you can claim with an accountant, CRA or the IRS.
• Capital cost allowance (CCA) and depreciation are not calculated from class rates or UCC. Type the whole-property amount from your own schedule. This file applies ownership % and personal-use % so both forms show the amount you are claiming. This file is not a UCC or Form 4562 schedule.
• US passive-activity loss rules (Form 8582), at-risk rules, and CRA short-term-rental Chart A/B are not calculated. Line 25 in this file is the unlimited loss (the sum of each property’s negative line 21).
• If a file will not open, contact the shop and I'll help.

How this was made: I designed this template myself — I chose the layout, features and categories and wrote the instructions. I used AI tools to help draft formulas/text and to speed up mockups, and I tested and edited everything by hand.