Date: 20000405
Dockets: 1999-814-IT-I; 1999-816-IT-I
BETWEEN:
NORMAND CHARTRAND, MICHEL LAROCQUE,
Appellants,
and
HER MAJESTY THE QUEEN,
Respondent.
Reasons for Judgment
Archambault, J.T.C.C.
[1] These are appeals by Normand Chartrand and
Michel Larocque, who are contesting notices of assessment
issued by the Minister of National Revenue (Minister) for
the 1994 taxation year. The Minister disallowed each of the two
appellants' deduction of a loss with respect to an alleged
investment in a resort complex in Magog known by the firm name
"O'Berge du Village Magog" (complex).
Facts
[2] The facts on which the Minister relied in making his
assessments are set out in paragraph 9 of each Reply to the
Notice of Appeal. The facts are basically similar in both. For
the purposes of these Reasons, I will reproduce only those set
out in the Reply filed in Mr. Larocque's appeal:
[TRANSLATION]
9. In making this reassessment, the Minister assumed,
inter alia, the following facts:
(a) under an agreement for the sale of rights of usufruct
dated February 9, 1991, the appellant and his spouse,
Diane Roy, purchased from 2314-8463 Québec
Inc., operating as O'Berge du Village Magog, a right of
usufruct in respect of apartment B-305 in the immovable
property located at 261, rue Merry Sud in the town of Magog;
(b) the right of usufruct is limited to one week a year and
will be extinguished on June 30, 2026;
(c) the appellant and his spouse paid $8,115 to purchase that
right of usufruct on a time-sharing basis;
(d) the appellant did not report any income from a business or
property for 1991 to 1993 resulting from the purchase of the
right of usufruct;
(e) 2314-8463 Québec Inc. went bankrupt in
1994;
(f) the appellant is not a shareholder in
2314-8463 Québec Inc.;
(g) in the Minister's view, the purchase of the right of
usufruct was an investment in personal-use property;
(h) the appellant never established that he invested in a
partnership as a silent partner;
(i) accordingly, the partnership loss claimed by the appellant
was not allowed.
At the start of the hearing, the agent for the two appellants
admitted the facts set out in subparagraphs 9(a), (b), (c), (d),
(e) and (g) of each Reply.
[3] Only Mr. Chartrand testified at the hearing. His testimony
showed that he purchased his right of usufruct in one unit
(unit) in the complex for $4,500 in 1987. This entitled
him to occupy it for one week each year, namely the third week of
August. The resort complex was therefore what is commonly called
a "time-share". He said that 2314-8463
Québec Inc, the developer-vendor corporation,
described the property to him as an investment.
[4] However, Mr. Chartrand admitted that he had always
occupied his unit himself or occasionally exchanged the use of
his unit for the use of another unit in a similar resort complex
in another area. Mr. Chartrand also acknowledged that he never
rented his unit and therefore never earned any rental income from
the time he purchased the unit until the time he lost it when the
developer-vendor corporation went bankrupt in 1994.
Analysis
[5] As I noted at the start of the hearing, the appellants
bore the burden of demolishing the facts on which the Minister
relied in making his assessments. In Mr. Larocque's
case, just as in Mr. Chartrand's, the Minister assumed that
the unit purchased had been held as personal-use property.[1] As
Mr. Chartrand's testimony shows, his unit was indeed
personal-use property. He occupied it for personal purposes
and never rented it. Since Mr. Larocque did not adduce any
evidence to the contrary and did not demolish the facts assumed
by the Minister, his unit was also personal-use
property.
[6] Under section 40[2] of the Act, a taxpayer who holds immovable property
for personal purposes may not deduct a capital loss in respect of
that property. The loss in such a case is deemed to be nil.
[7] The appellants' agent argued that Mr. Chartrand's
loss should be a deductible capital loss because he was a partner
in the complex. She relied in particular on the fact that Mr.
Chartrand had the possibility of becoming a shareholder in the
developer-vendor corporation.
[8] The evidence did not show that Mr. Chartrand held any
interest in that corporation. Even the appellants' agent
admitted in her argument that Mr. Chartrand did not hold any
shares in the corporation.
[9] The fact that the usufruct contract filed at the hearing
shows, as the agent argued, that a portion of the amounts paid by
the appellants to purchase their units could be used in part to
pay the mortgage on the complex in no way changes the fact that
the units were acquired for personal use.
[10] The same is true of the provision in the usufruct
contract that all the usufructuaries could choose the manager of
the complex once 60 percent of the rights of usufruct had been
sold. Even though that fact is not relevant, it may be added that
Mr. Chartrand did not participate in any meeting of the
usufructuaries. The only meeting he remembered and said he took
part in was one held in the summer that was purely a social
gathering.
[11] The position taken by the appellants' agent is
clearly mistaken. The appellants' appeals are dismissed.
Signed at Montréal, Quebec, this 5th day of April
2000.
"Pierre Archambault"
J.T.C.C.
[OFFICIAL ENGLISH TRANSLATION]
Translation certified true on this 28th day of February
2001.
Erich Klein, Revisor
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