Capital Cost Allowance Calculator

What Is Capital Cost Allowance?

Capital Cost Allowance (CCA) is the Canadian equivalent of tax depreciation — a deduction that lets businesses and rental property owners recover the cost of depreciable assets over time. Rather than deducting the full cost in the year of purchase, you claim a percentage of the asset's remaining value each year based on its CRA-assigned class and rate. CCA reduces taxable income in the year it is claimed. According to the CRA Income Tax Act, every depreciable property is assigned to a class with a prescribed rate — the rate determines how quickly the cost is deducted for tax purposes.

CCA vs. accounting depreciation — the difference

CCA is the Canadian tax term for asset depreciation as reported on your income tax return. Accounting depreciation follows GAAP or IFRS and is based on estimates of useful life. CRA-prescribed CCA rates often differ from accounting depreciation rates — the CCA rate for Class 8 equipment is 20% declining balance, but an accountant might depreciate the same equipment over 5 years straight-line. For tax purposes, you always use CCA rates, not accounting depreciation, when preparing Form T2125 or corporate T2 returns. Find your CCA class in CRA's list of depreciable property classes.

What assets are eligible for CCA?

Depreciable capital property qualifies: rental and commercial buildings, vehicles, furniture, appliances, equipment, computers, and eligible software. Land does not qualify — it is not depreciable. Personal-use property and inventory do not qualify. Assets must be used to earn income (rental, business, or professional) to be eligible. The income-earning test is strict — a property used partly for personal purposes may qualify only for a prorated CCA claim. Consult a tax professional for mixed-use assets.

What is undepreciated capital cost (UCC)?

UCC (Undepreciated Capital Cost) is the running balance of what you have left to depreciate. It starts at the asset's capital cost in the year of acquisition, decreases by the CCA claimed each year, and increases when you make capital improvements. When you dispose of an asset, the proceeds reduce the UCC pool. If the pool goes negative after a disposal, you have recaptured CCA — taxable income. If the pool goes to zero with proceeds remaining, you may have a terminal loss. Find your prior-year UCC in the CCA schedule at the bottom of Form T2125, or on Schedule 8 of the T2 return for corporations.

Capital Cost Allowance Formula

The CCA formula is: CCA = UCC × CCA Rate. UCC (Undepreciated Capital Cost) is the asset's remaining value for tax purposes after prior-year deductions. In year one, the half-year rule normally applies: only 50% of the asset cost enters the UCC pool, limiting your first-year deduction — unless the asset qualifies as AIIP or RIIP (see below). After year one, the full UCC balance is eligible.

Half-year rule — how it works in year one

The half-year rule means that in the year you acquire a depreciable asset, you can only claim half the normal CCA rate — regardless of when during the year you bought it. For a Class 8 asset at $10,000 (20% rate), year-one CCA is $1,000 (10% effective), not $2,000 (20%). The half-year rule was introduced to prevent year-end purchases from generating a full year's deduction.

RIIP (property acquired after 2024): Reaccelerated Investment Incentive Property suspends the half-year rule for eligible property acquired after 2024 and available for use before 2034, and provides an enhanced first-year CCA (generally 3× the normal half-year amount) when the property becomes available for use before 2030. For a Class 8 asset at $10,000, RIIP produces a $3,000 first-year deduction versus $1,000 under the half-year rule. The calculator applies RIIP automatically for post-2024 acquisition dates — look for the "RIIP" badge on Year 1. Verify eligibility against CRA Schedule 8 / T2 Chapter 3 (certain used or non-arm's-length property may not qualify).

AIIP (Nov 2018 – Dec 2024 acquisitions): Assets acquired after November 20, 2018 and before 2025 may qualify for the original Accelerated Investment Incentive Property (AIIP) — which also suspends the half-year rule. Full AIIP enhancement (1.5× rate) applies for available-for-use dates before 2024; 2024 acquisitions are in the AIIP phase-out (half-year suspended, no extra UCC boost). Look for the "AIIP" badge on Year 1. Verify with the CRA's accelerated investment incentive guide.

Declining balance vs. straight-line CCA

Most CCA classes use the declining balance method — you apply the rate to the remaining UCC balance each year, so the dollar amount of your deduction decreases over time. Classes 13 and 14 are exceptions: they use straight-line CCA, where you deduct an equal amount each year over the asset's prescribed term. Class 13 (leasehold improvements) is deducted over the lesser of the remaining lease term plus one renewal period, or 40 years. Class 14 (limited-life intangibles such as patents and franchises) is deducted over the useful life of the property. The half-year rule still applies to these straight-line classes in year one.

CCA calculation example — Class 8 equipment

How to Calculate Capital Cost Allowance — Step by Step

To calculate capital cost allowance in Canada: identify the asset's CCA class and rate from the CRA schedule, determine the opening UCC balance (cost in year one), apply the half-year rule in year one by multiplying cost by 50% before applying the rate, calculate CCA by multiplying UCC by the class rate, and subtract the CCA claimed from UCC to get the closing UCC balance carried forward.

Step 1 — Identify the CCA class

Determine which CRA class your asset belongs to using the CCA class schedule. Common classes: Class 1 (buildings, 4%), Class 8 (equipment, 20%), Class 10 (vehicles, 30%), Class 50 (computers, 55%). Verify your specific classification with a tax professional or CRA's current Schedule 8 documentation.

Step 2 — Determine opening UCC

In year one, your opening UCC equals the asset's cost — purchase price plus installation, delivery, and legal costs directly attributable to acquisition. In subsequent years, opening UCC equals the prior year's closing UCC after subtracting CCA claimed.

Step 3 — Apply the half-year rule in year one

In the year of acquisition only, the half-year rule normally multiplies your opening UCC by 50% before applying the CCA rate — unless the asset is AIIP or RIIP-eligible. Example (half-year): $10,000 asset → UCC for rate calculation = $5,000; Year 1 CCA (at 20%) = $1,000. Under RIIP (acq. after 2024): Year 1 CCA = $10,000 × 20% × 1.5 = $3,000.

Step 4 — Calculate CCA (UCC × Rate)

Multiply the eligible UCC amount by the class rate. Year 1 (half-year): CCA = ($10,000 × 50%) × 20% = $1,000. Year 1 (RIIP): CCA = $10,000 × 20% × 1.5 = $3,000. Year 2: CCA = remaining UCC × 20%. CCA is discretionary — you may claim any amount from $0 up to this maximum.

Step 5 — Update UCC for next year

Closing UCC = Opening UCC − CCA Claimed. This closing UCC becomes next year's opening UCC. Example: $10,000 − $1,000 = $9,000 closing UCC in Year 1. The UCC pool carries forward indefinitely as long as you own the asset.

Step 6 — Enter on CRA Form T2125, T776, or Schedule 8

T1 filers report CCA on the CCA schedule at the bottom of Form T2125 (business income) or Form T776 (rental income). Corporation filers use Schedule 8 of the T2 return. Each form records the class, opening UCC, additions, disposals, CCA claimed, and closing UCC per class.

Source: CRA Guide T4002 — Business and Professional Income, Chapter 4: Capital Cost Allowance

CCA Classes and Rates in Canada

The CRA assigns every depreciable property to a class with a specific CCA rate. Common classes range from 4% for buildings to 100% for small tools. CCA classes and rates are defined by the Income Tax Act — verify all class assignments against CRA's current Schedule 8 documentation before relying on them for tax planning.

CCA classes and rates are defined by the CRA Income Tax Act. Verify your specific asset classification with a tax professional or CRA's current Schedule 8.

Class 1 — rental buildings and commercial property

Most residential rental buildings in Canada acquired after 1987 are Class 1 with a 4% declining-balance rate. Older buildings acquired before 1988 are typically Class 3 at 5%. The building structure is depreciable; the land component is not and must be excluded from your UCC calculation. For a rental property purchased at $700,000 with a land value of $200,000, the depreciable base is $500,000.

Class 10 and 10.1 — vehicle CCA and the passenger vehicle cost limit

Vehicles fall under Class 10 or Class 10.1, both at 30% CCA rate. Class 10 covers most vehicles. Class 10.1 applies to passenger vehicles costing more than the CRA's annual luxury limit — for 2026, the Class 10.1 cost ceiling is $39,000 before GST/HST/PST (up from $38,000 in 2025). Key differences: Class 10 vehicles enter a pooled UCC account and terminal losses are allowed on disposal. Class 10.1 vehicles are tracked individually, no terminal loss is permitted, and CCA is based on the capped cost, not the actual price if it exceeds the limit.

Class 50 — computers and digital equipment

Class 50 covers computers, servers, and electronic data processing equipment with a 55% declining-balance rate. The 55% rate reflects the rapid obsolescence of digital equipment. Class 50 assets are normally subject to the half-year rule in year one (27.5% effective rate), unless AIIP/RIIP applies. Under the productivity-enhancing measure for Class 50 (acq. after April 15, 2024 / as RIIP before 2027), first-year CCA can approach 100% of cost.

Straight-line classes (13 and 14) — how they differ

Unlike most CCA classes, Classes 13 and 14 use the straight-line method. Class 13 (leasehold improvements) is deducted over the lesser of the remaining lease term plus one renewal period, or 40 years — giving predictable annual deductions tied to the lease. Class 14 (limited-life intangibles such as patents and franchise agreements) is deducted over the property's useful life. Both classes are subject to the half-year rule in year one.

Capital Cost Allowance for Rental Property

Rental buildings in Canada are typically Class 1 (4% CCA rate) for buildings acquired after 1987. The land component is never depreciable — only the building itself qualifies for CCA. The cost must be allocated between land and building; the building portion enters the Class 1 UCC pool. In year one, the half-year rule normally limits the deduction to 50% of the normal first-year amount — unless RIIP applies for eligible property acquired after 2024.

How to allocate cost between land and building

When you purchase a rental property, you must separate the land and building values to determine your depreciable base. Common methods: use the property tax assessment land/building split, obtain an independent appraisal, or use proportional values from the purchase agreement if separately itemized. For a property purchased at $700,000 where land is assessed at 30% of total value, the depreciable building base is $490,000. The closing cost calculator can help you identify eligible acquisition costs to add to your depreciable base.

Class 1 CCA for rental property — worked example

Verified worked example: Class 1 rental building, $500,000 building value (land excluded), 4% rate, half-year rule applied.

After 10 years under the half-year rule, UCC ≈ $339,342. If the building is sold at $600,000: recapture = $160,658 (100% taxable as income) and capital gain = $100,000 (50% inclusion rate). Model your after-tax sale proceeds with the capital gains tax calculator.

CCA on leasehold improvements to a rental property (Class 13)

If you make improvements to a leased commercial space or leased unit in a rental building, those improvements are Class 13 assets — deducted straight-line over the lesser of the remaining lease term plus one renewal period, or 40 years. The half-year rule applies in year one. Leasehold improvements to a property you own (not lease) are generally added to the Class 1 UCC pool for the building.

Recapture — what happens to CCA when you sell a rental property

When you sell a rental property, proceeds are compared to the remaining UCC. If proceeds exceed UCC (but are not more than the original cost), the difference is CCA recapture — added to your income at 100% (not at the 50% capital gains inclusion rate). If proceeds exceed the original cost, the excess is a capital gain (50% inclusion). If UCC exceeds proceeds, you have a terminal loss — fully deductible. See how capital gains are determined in Canada for the full interaction between recapture and capital gains.

Should You Claim CCA on Rental Property?

Claiming CCA on rental property reduces your current rental income tax — but creates a future CCA recapture obligation when you sell. Recapture is 100% taxable as income, not at the capital gains rate. Whether claiming CCA makes sense depends on your current marginal rate vs. your expected rate at sale, your holding period, and whether you plan to sell or pass the property to heirs. It is a strategic, not automatic, decision.

CCA recapture — how it works and what it costs

CCA recapture is triggered when the proceeds from selling a depreciable asset exceed the remaining UCC in that class. The recaptured amount (proceeds minus UCC, capped at original cost) is added to your income for the year of sale — 100% taxable, not at the lower capital gains rate. For rental property held 10 years with $160,658 of accumulated CCA claims, recapture at a 43% marginal rate generates approximately $69,000 in additional taxes at time of sale.

When claiming CCA on rental property makes sense

Claiming CCA makes sense when: (1) your current marginal rate is significantly higher than your expected marginal rate at time of sale; (2) you have a long holding period and expect to defer the recapture tax for many years; (3) you have rental income that the CCA can reduce to zero (the CRA prohibits using CCA to create a rental loss); or (4) the time value of money benefit from deferring the tax exceeds the future recapture cost. Canadian landlords planning to hold a property until death should note that CCA recapture is triggered on deemed disposition — consult an estate planner.

When not claiming CCA may be better

Not claiming CCA may be better when: (1) your current marginal rate is the same or lower than your expected rate at time of sale (recapture will cost more later); (2) you plan to sell within a few years and the time value benefit is minimal; (3) your rental income is already at zero after other deductions; or (4) the property may qualify for a principal residence designation or other exemption. See the principal residence exemption guide for boundary cases.

Terminal loss — when UCC exceeds proceeds on sale

A terminal loss occurs when the proceeds from selling a depreciable asset are less than the remaining UCC in that class. Unlike recapture (added to income), a terminal loss is fully deductible — it reduces your business or rental income by the full terminal loss amount. Terminal losses are uncommon for rental buildings (properties usually appreciate), but can occur if the building suffers significant deterioration or market decline. Note: Class 10.1 (luxury vehicles) does not allow terminal losses — a specific exception to the general rule.

Capital Cost Allowance Calculator — Frequently Asked Questions