10/27/2026
A mortgage renewal raised a capital-gains question.
Picture a couple with a mortgage renewal a few months away. They also held a non-registered investment portfolio, large enough to pay off the remaining mortgage balance.
The question on the table was simple. Should they sell the portfolio, pay off the mortgage at renewal, and then borrow the same amount back to reinvest?
Here is the logic. In Canada, interest on a mortgage for your own home is generally not tax-deductible, while interest on money borrowed to earn investment income may be, if the rules are met.
The total debt stays roughly the same, and so do the investments. What changes is the purpose of the borrowing, which may turn interest with zero tax relief into interest that could be deductible every year.
That is the potential win. The catch is that selling the portfolio can trigger capital-gains tax, and that bill could shrink or even erase the benefit.
You may have heard of the Smith Manoeuvre, which does something similar gradually by reborrowing each mortgage payment’s principal through a readvanceable mortgage or HELOC and investing it. This case was a one-time version, timed to the renewal.
Before a move like this, here is what I would weigh:
✅ Plan fit. Borrowing to invest has to match the family’s goals and comfort with risk. Paying off the mortgage lowers debt, while reborrowing keeps both the investments and the loan.
âś… Tax cost. Selling non-registered investments with gains creates a tax bill today. That cost belongs right beside the possible interest deductions over time.
✅ Deductibility. The interest is only potentially deductible if the CRA’s conditions are met, including a legal obligation to pay interest, a reasonable rate, an income-earning purpose and clear tracing of where the money went.
Your home securing the loan does not make the interest deductible. Investments held only for growth, or money placed in an RRSP or TFSA, do not qualify either.
âś… Resilience. Markets fall and borrowing costs rise. The plan needs to survive both, plus a tight cash-flow year, without forcing a sale at a loss.
âś… Ex*****on. Borrowed money needs its own account and clean paperwork. Mixing loan funds with other cash can make the deduction very hard to prove.
In this case, the potential deductions, the tax cost of selling and the family’s plan pointed in the same direction. Every household’s situation is different, so the full after-tax cost and risk need to be tested against your own plan first.
Which factor would carry the most weight in your evaluation, and why?