Non-Resident Landlords
Canadian rental income: NR6, NR4 and Section 216
When a non-resident earns rent from Canadian property, 25% of the gross rent must be withheld and sent to CRA each month. Filing a Section 216 return lets you pay tax on net rent after expenses, which usually brings a refund.
An approved NR6 lets your agent withhold on net rent instead, improving monthly cash flow. The Section 216 return is then due June 30 of the following year. Without an NR6 you have up to two years after the tax year to file.
What's included
- NR6 application before January 1
- Monthly non-resident withholding remittances
- NR4 slips and summary for the agent
- Section 216 return and refund
Annual schedule
- December: confirm next year's rent and expenses
- January to March: NR4 reconciliation
- By June 30: Section 216 return (with NR6)
Dispositions
Selling Canadian property as a non-resident
A non-resident selling Canadian real estate should apply for a clearance certificate (T2062) within 10 days of the sale. Without it, the buyer's lawyer holds back a large part of the proceeds. We prepare the application, calculate the gain and file the final return.
Individuals Abroad
Non-resident personal tax returns
Non-residents file a Canadian return when they work in Canada, carry on business here, or sell taxable Canadian property. We apply the relevant tax treaty so income is not taxed twice.
Moving
Tax residency, arriving and leaving Canada
Residency for tax purposes depends on your ties to Canada, not your immigration status. We review your home, family and financial ties and prepare the right return for your year of arrival or departure.
Arriving
- First return and benefit applications
- Stepped-up cost of assets brought in
Leaving
- Departure return and deemed disposition
- T1161 list of property over $25,000
- NR73 residency determination (from $400)
United States
US–Canada cross-border filing and consultation
US citizens and green card holders living in Canada, and Canadians with US income or property, often need returns in both countries. We coordinate the US and Canadian filings so foreign tax credits line up and nothing is taxed twice.
Pricing
- Cross-border consultation: $400 / hour
- US–Canada cross-border filing: from $1,200
Why fees vary
- Every person's situation is different, so fees differ. We quote after reviewing your documents.
Canadian Residents
Foreign income and property (T1135)
Canadian residents report worldwide income. If the total cost of your specified foreign property, such as overseas bank accounts, shares or rental property, was over $100,000 at any time in the year, you must also file form T1135. Late-filing penalties apply even when no tax is owed.
- $100,000 to $250,000: simplified method, one total per category. Priced by workload.
- Over $250,000: detailed method, every account and asset listed with country, cost, maximum and year-end value and income. Priced by number of accounts and assets.
Own shares of a foreign company? You may need form T1134 instead of, or in addition to, T1135. T1134 service