Debt swaps entail replacing non-deductible debt with deductible debt. Let's look at an example to see how it works:
Jason has non-registered investments worth $50,000. He also has a house worth $400,000 and a $200,000 mortgage. He has an unused home equity line of credit (HELOC) secured by the house with available credit of $100,000. A debt swap consists of selling the non-registered investments, using the proceeds to pay down the non-deductible mortgage, and then borrowing the same amount using the line of credit and making new (or even the same) investments in a non-registered account. The line of credit interest is tax deductible because the loan proceeds are used to make an investment. The order of events is very important here – the loan proceeds must be used to make the investment. This strategy has been supported by court cases including the famous "Singleton Shuffle" and even more recently the Lipson case (the taxpayer lost but the judgement pretty much supported a straight forward debt swap). Please note however, that each person's circumstances are different and the above noted cases and situations may not apply to you. And if CRA disputes your tax deductions, you may incur legal costs and may have to present your case to the courts, and of course, you might lose. Poor execution of any tax reduction strategy always bears the risk of disallowance.
I have seen some blogs where the blogger stated that the loan interest would not be deductible if used to buy an investment where the return would be in the form of capital gains (because capital gains are not considered income). This would be true if the only potential return would be capital gains, but that is rarely the case. Let’s say for example that someone used borrowed money to buy a certain large well known software company's stock 10 years ago. At the time, the company was not paying a dividend, so at that point the only kind of return you could get was in the form of capital gains. But because there was still the potential to earn dividend income at some point in the future, the courts have ruled that the loan interest is still deductible. And as it happens, the company eventually started paying dividends, which just proves the point. The CRA recently issued a tax bulletin confirming this interpretation (IT-Bulletin 533).
Although a debt swap does not increase your overall risk (and one could argue that it decreases it slightly because your interest becomes tax deductible therefore your cash flow is improved), a more conservative option would be to simply liquidate the investment and pay down the debt. but be sure to see risk section below
Named after Fraser Smith, this strategy involves a series of "mini-debt swaps". Before this strategy was developed, conventional wisdom held that you paid off your mortgage before starting to invest outside of RRSPs. Fraser got the notion that, as you pay off your mortgage each month, why not immediately borrow back the same amount as the principal repayment and invest this every month (the mini-debt swap). Gradually, as the non-deductible mortgage is paid down, it is replaced by a deductible investment loan and a growing investment nest egg. Some Smith Manoeuvre enthusiasts claim that you are converting your mortgage to being tax deductible, but technically this is not true – rather, you are paying down your mortgage faster and replacing it with tax deductible debt i.e. reducing debt, then increasing debt again.
One of the great features of this strategy is that it uses the principle of dollar cost averaging – that is, making regular monthly investments when the markets are both rising and falling.
(a) Detailed description
For the Smith Manoeuvre to work properly you need a readvanceable mortgage, which means you have a mortgage connected to a line of credit, both secured by your home. As you pay down the mortgage, the credit limit on your line of credit goes up by the same amount. By advancing this available credit either directly to an investment, or to a bank account and then to an investment each month, we are can build-up our non-registered investment portfolio using dollar cost averaging. Fraser calls this version of the Smith Manoeuvre the "Plain Jane".
The Plain Jane Smith Manoeuvre is kind of slow but there are a couple of ways to accelerate it. First, you can increase the amount you are paying down on the mortgage. For example, assume your regular mortgage payment has a $500 principal repayment at a given time. If you can afford to save an additional $200 per month, then you increase your mortgage payment by $200 and then increase your monthly investment by the same amount, which accelerates the process. Another way to accelerate is to take your tax refund when you get it and pay down your mortgage by the same amount and then borrow it back and invest it. Similarly, any bonuses, small lottery wins etc. can also be used to pay down the mortgage and then they can be reborrowed and invested.
By far the most effective (but riskier) way to accelerate the S.M. is to use additional investment leverage. Let's look at a specific example to show how it works. You have a home worth $400,000 and a mortgage of $200,000 and equity of $200,000. The mortgage payment is $1,500, comprising interest of $1,000 and principal repayment of $500. Here's how it works:
Method 1: You obtain a home equity line of credit (HELOC) for $100,000 secured on the house and connected to the mortgage (readvanceable). This may require refinancing. Certain financial institutions will make investment loans on a 2 for 1 basis, that is, if you write a cheque for $100,000 they will lend you $200,000 to make an investment. This would be used to purchase investments and the lending institution holds these as security on the loan. Since you have given them $100,000, they initially have $300,000 worth of investments as security and you owe them $200,000. Since you borrowed the $100,000 too, at the start of this process you have $300,000 of investments offset by $300,000 of loans. How you do down the road will depend on your investment return. By paying a little more in interest you can make the loan no margin, which means it doesn't matter how the investment does in the short run, you will not be asked to come up with more security. All of the investment loan and the line of credit loan interest will be tax deductible if the strategy is executed properly.
Here's the neat part of the strategy: the investment purchased with the borrowed funds can be a T series fund, which means a set percentage of the investment is distributed to unit holders monthly. For example, a T8 series fund pays an 8% cash distribution. This distribution usually incurs little tax because most of it is in the form of a non-taxable return of capital. The remainder of the return is in the form of capital gains, dividends and interest. For a 2 for 1 loan, the investment loan company permits the investor to have this distribution deposited to their bank account. We can use this cash payment to increase the amount by which we pay down the mortgage. Using the example above, if we borrow to buy $300,000 of a fund paying an 8% distribution, then we will receive 8% of $300,000 every month or $2,000. We can use this additional cash flow to pay down our mortgage, which when added to our $500 principal repayment, means we end up with an additional $2,500 of credit room in our HELOC. However, we have to pay the interest on the investment loans, so if our interest rate is 4%, we will need $300,000 times 4% divided by 12 months = $1,000 per month, leaving us with $1,000 to invest every month. As you can see the strategy is cash flow neutral i.e. there are no additional funds coming out of your bank account. (but be sure to see risk section below)
Method 2: Rather than use a HELOC, you can borrow 100% from the investment loan company. The interest rate is probably going to be higher and there may be other restrictions and limitations and the underwriting is going to be stricter (because the loan company has less security).
As in Method 1, we will receive a monthly distribution which we can use to first pay the interest on the investment loans. However, in this case, in order to receive the distribution in cash we must pay both principal and interest on the investment loan (but not the line of credit) so our net cash flow will be a little less than in Method 1, so Method 1 is preferred if you have sufficient equity in your house or can raise the cash down payment from some other means (by putting up existing non-registered investments as security for example).
In either case, in practice this strategy is pretty complex to implement, so generally you will want advice from an expert (like me for example).
(b) The concept of breakeven
The Smith Manoeuvre is a leverage strategy which can increase returns but can also increase losses. If the interest was not tax deductible, the strategy is a winner if long term returns are higher than the interest cost. So if your average rate of interest is 4%, then you are ahead if your investment return exceeds 4% and you are behind (negative) if the returns are less than 4%. The 4% represents your breakeven point. But interestingly, if your interest is tax deductible, and your return consists of return of capital, capital gains and dividends, then your breakeven will be less than your borrowing costs. A rough rule of thumb is that if you are in the top tax bracket, your breakeven point will be about 2% less than your borrowing cost.
(c) Risks
Here is the official MFDA (Mutual Fund Dealers Association) version of the risks of leveraged investing:
Is it Right for You?:
Borrowing money to invest is risky. You should only consider borrowing to invest if:
- You are confortable with taking high risk.
- You are comfortable taking on debt to buy investments that may go up or down in value.
- You are investing for the long-term
- You have a stable income.
You should not borrow to invest if:
- You have a low tolerance for risk.
- You are investing for a short period of time.
- You intend to rely on fund distributions / income from the investments to pay living expenses.
- You intend to rely on fund distributions / income from the investments to repay the loan. If this income stops or decreases you may not be able to pay back the loan.
You Can End Up Losing Money
- If the investments go down in value and you have borrowed money, your losses would be larger than had you invested using your own money.
- Whether your investments make money or not you will still have to pay back the loan plus interest. You may have to sell other assets or use money you had set aside for other purposes to pay back the loan.
- If you used your home as security for the loan, you may lose your home.
- If the investments go up in value, you may still not make enough money to cover the costs of borrowing.
Tax Considerations
- You should not borrow to invest just to receive a tax deduction.
- Interest costs are not always tax deductible. You may not be entitled to a tax deduction and may be reassessed for past deductions. You may want to consult a tax professional to determine whether your interest costs will be deductible before borrowing to invest.
Your advisor should discuss with you the risks of borrowing to invest.
In simple terms, the strategy described above can generate substantial returns but not without risk (all investment strategies involve some degree of risk and leverage strategies have higher risk). A more conservative option would be to simply pay down your mortgage – it depends on your tolerance for risk. Aside from the specific risks identified below, keep in mind that if you use your home as security you could possibly lose your home if things go badly. Here is a list of the risks that I have identified (there may be others that I haven't thought of):
- Performance risk: The investments can have negative returns over the short term and even the long term. Beta risk is the risk of the general markets, and alpha risk is risk of the particular investment you are in. However, the longer you hold an investment, the likelihood of major underperformance or deviation from historical average returns diminishes, which is why most advisors emphasize that leverage investing is a long term proposition.
- Distribution risk: The distributions are not guaranteed and they may be reduced (or increased) depending on market conditions. If the distributions are cut, then the monthly investment would be reduced by the same amount, but if the distributions are cut a lot or eliminated, then the possibility exists of negative cash flow. Distributions can and have been cut when the return of capital distribution (known as a "ROC") results in erosion of the original capital. This would occur when the performance of the investment is well below the percentage distribution. For example, this happened in the period 2007-2009 when the markets were severely depressed for a long period and a number of investment companies reduced or eliminated their distributions.
- Emotional risk: An investor may be very comfortable with risk when the markets are up and very uncomfortable when they are down. If this discomfort causes them to abandon their strategy, then paper losses can be turned into real losses. Putting it another way, an investor may think they have a high risk tolerance, but adverse market conditions may prove otherwise.
- Tax risk: The government may change the rules regarding tax deductibility or there may be adverse court rulings. Changing the rules of course is hard to predict but I think it unlikely because there would be huge risks to the government from the economic consequences of changing the interest deductibility rules. One can make a very good case that the economy in general is improved and functions better because of investment leverage. Since we have had several definitive court cases recently, I do not consider it very likely that we will see adverse court cases either. Another possibility is that in pursuing a tax reduction strategy you mess up the execution in a manner that CRA disallows the deduction. Or they disallow it, but they are wrong, and you have to fight them, possibly go to court, with all the attendant costs and time, or simply give up (see How to Switch Mortgage From Non‐Deductible Residence to Deductible Rental Property for an interesting extract from a recent court case).
- Interest rate risk: Interest rates vary over time, and it is possible that they could rise a lot, which would negatively affect a leverage strategy. In my opinion, the chances of a prolonged period of high interest rates are unlikely. Furthermore, when interest rates trend higher on a long term basis, other rates of return generally trend higher (real estate returns, stock market returns, dividend returns etc).
Investment leverage is not for everyone, and to assess whether it is right for you, you need to consult with an experienced investment advisor and particularly one who is familiar with investment leverage strategies.
Disclaimer
Mutual Funds and some Segregated Funds provided by the Fund Companies are offered through World source Financial Management Inc., sponsoring mutual fund dealer. Other products and services are offered through Jonathan Flawn and/or Page and Associates Ltd.


(d) Best mortgages for the Smith Manoeuvre
For a discussion paper on what the perfect Smith Manoeuvre would look like, and which companies have products that come close to the ideal, click on The Perfect Smith Manoeuvre Mortgage.