Learn About How You Can Complete and Submit Your Own GST/HST Rebate with BVM Contracting!
Having completed our own substantial renovations and owner-built homes, BVM Contracting has had first-hand experience completing and submitting our own HST rebates for renovation and new home build projects in Ontario. This article takes a dive into the general eligibility requirements, what you need to have, and how to submit your own rebate application to recover up to $16 080 from amounts spent towards your substantial renovation, major addition, or new home construction project. Every cent you can get back in rebates counts so we will show you the way at a fraction of the cost that other providers charge!
Eligibility Requirements for Submitting an HST Rebate
Note that before you dive too deep into this article there are some eligibility requirements that will tell you if you will or will not be eligible for a partial rebate on the HST paid on your renovation or new home build project. If you answer yes to all of the following questions please proceed!
Is your date of substantial completion for your project (otherwise known as the base date) less than two years ago?
Is your home that was substantially completed currently your primary residence?
Do you have paid receipts and invoices (that were subject to HST/tax) for the work completed on your home? This can take the form of invoices from a Home Builder/General Contractor, or if you were more hands on you will have wanted to keep track of all of the different vendors that you paid to either complete eligible tasks or source eligible materials
For substantial renovations - Was 90% of your home (including walls/ceilings/flooring) redone during the course of the project? This includes new drywall, repainted walls will not be eligible.
For Major Additions - Was 90% of the existing home (i.e. the entire main/basement if your house was a bungalow and you added a second storey) substantially renovated?
Did your project have a permit through your issuing municipality?
How to Complete HST Rebate: Construction Summary Worksheet (Download GST191-WS form HERE)
As long as you fill out this form in it’s entirety and have the supporting documentation/invoices to show the CRA if they decide to audit your application then you will be good to go! A few notes before you go off and get started:
No need to fill out the GST191 document, you will be doing that when you submit the application through your CRA MyAccount.
Note that if you are filing in Ontario that you need to use the second section of the document section that shows HST versus GST, and use the column that shows the HST as 13%.
If you have multiple invoices from different vendors for the same line item in the worksheet, you can either put one of them in the “other” section, or submit an additional spreadsheet with the construction worksheet that highlights these additional items (and make sure to set-up the spreadsheet to be in the same format as the worksheet)
Once you have this fillable document completed, all you have to do is go to your CRA MyAccount and submit the rebate application! The information created from the worksheet should give you everything you need to get all of the information submitted through the online application they have set-up.
Approximate Time to Receive the HST Rebate (GST191)
The timelines that we have seen with our personal projects is anywhere from 2-3 months, but depends on if your application is audited or not. Make sure you have all of your invoices and documents available so you can get your CRA auditor all of the information as quickly as possible. You will also want to make sure that you can fax the documents needed to the CRA as they still live in the dark ages and will require you to transfer documents via fax. They have an option to send them via email but it doesn’t seem to work very well from our experience. There are a few online Fax Software Solutions that you can trial that work with your email to send the required info, so make sure you figure that out if a CRA auditor comes knocking for more information.
Non-Eligible Items to Include in HST Rebate
Note that the GST191-WS outlines this but it is important to make sure that people understand what they SHOULD NOT be including in the rebate application:
free-standing appliances or furniture
power tools used to build the house
any kind of draperies or blinds
inherited land
artwork or home furnishings that are not fixtures
pesticides, weed spraying
a television, DVD player, or sound system
electricity and heating bills, moving expenses
area rugs, linens
How much does it cost to get your hst rebate completed by an hst specialist?
Most providers of HST rebate services charge anywhere between 10-15% of the total rebate amount (anywhere between $0-$16 080) to review, compile, and complete this rebate application for you. We have a preferred HST specialist that we can get you in contact with that will give you peace of mind knowing that your application will have the best chance of being approved and you are maximizing your return. The CRA is very particular about how the application is submitted and what details need to be included so if you have any doubts about submitting your own application you should definitely defer to an HST rebate expert!
Want to Complete the Documentation Yourself?
Reach out below to learn more about how we can help you submit your HST rebate on your own (or at the very least connect you with our trusted HST rebate specialist). This option comes with some risks so it is important to know what they will be looking for if you decide to submit the documentation yourself.
Please fill out the form below to get the process started!
HST Rebate Guide/Application Inquiry
About BVM COntracting
BVM Contracting is a full-service General Contractor or Home Builder located in Toronto. We provide home renovation and building services for major home renovations and custom home builds (full interior renovations, home additions, lot severances, new home construction, and laneway suites). Our goal is to help guide our clients through the process of building their home, from concept to completion.
Further than providing General Contracting and Project Management for major home renovations, we also offer value-added services such as renovation financing, renovation rebate consultations and services, building permit and design services, smart home installation services, and real estate investor services.
To learn more about our offering by visiting our services page.