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At Tax Filings Canada, we handle every part of your canada-us rental income tax, from the filing itself to the planning around it. Our accountants work with businesses and individuals every week, so the filing is right whether you file personally or through a corporation.
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Need canada-us rental income tax in Canada? Tax Filings Canada delivers treaty positions, foreign tax credits, T1135 disclosure and non-resident withholding for Canadians with US ties and non-residents earning Canadian income — affordable fixed fees quoted up front, and you pay only after you approve the work.
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Behind the scenes, we assemble and double-check your canada-us rental income tax filing.
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| Factor | Tax Filings Canada | Typical Firm |
|---|---|---|
| Pricing model | Fixed, flat fee | Hourly / unpredictable |
| Payment | Pay after service | Upfront retainer |
| Price match | Yes, on written quotes | Rarely |
| CRA audit support | Included | Billed extra |
| Typical turnaround | 3-5 business days | 2-4 weeks |
Rental files turn on the capital-versus-current repair line and on keeping long-term residential rents GST/HST-exempt while claiming what remains deductible. The T1135 foreign income verification statement applies once specified foreign property passes $100,000 in cost — late-filing penalties start at $25 a day. Because the fee is fixed and affordable, the economics stay predictable whether your file is simple or messy.
Before you hand canada-us rental income tax to anyone, it is worth knowing what the work actually turns on.
One rule does more work than the rest combined, so it goes first. The Canada–US treaty allocates taxing rights, but relief is not automatic. A foreign tax credit or treaty position has to be claimed on a filed return.
Layer a second constraint on top and the picture sharpens: Non-residents earning Canadian rental income face 25% withholding on gross rent unless a section 216 election is filed. The election taxes the net instead. Calendars matter more than most people expect in canada-us rental income tax, and this is the rule that proves it: A US LLC is a flow-through for US purposes but a corporation for Canadian purposes. That mismatch routinely produces double taxation unless the structure is corrected.
What this means for you depends entirely on facts we have not seen yet — which is the honest answer, and the reason an income tax specialist starts every canada-us rental income tax engagement with questions rather than conclusions. A productive canada-us rental income tax engagement starts with paperwork, and the list below covers what to gather.
Our terms are the same for every engagement: a fixed fee agreed before work begins, a full review with you before filing, and payment only after the service is complete.
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Coverage: Standard bookkeeping and canada-us rental income tax preparation.
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Providing tailored canada-us rental income tax services to ensure compliance and maximize deductions.
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Our tax accountant and accounting experts carefully prepare your filings, identify all applicable deductions and credits, and conduct thorough reviews.
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See how our expert Canada-US Rental Income Tax and accounting services have helped Canadian businesses save money and stay compliant.
A family with a Florida vacation property in Red Deer, Alberta had outgrown its structure. The visible cost was dividends paid to a non-resident shareholder with nothing withheld, leaving the payer holding the liability. The reorganisation completed tax-deferred and saves $22,000 a year.
A family with a Florida vacation property in Red Deer, Alberta had outgrown the structure it started with. Dividends paid to a non-resident shareholder with nothing withheld, leaving the payer holding the liability was the immediate problem. The longer-term one was that the structure blocked the next step. We mapped the current structure and modelled the target. Then we reconstructed the day count on both sides of the border and documented the residency and treaty position before either revenue authority asked. The tax-deferred elections were filed on time and the supporting valuations documented. The reorganisation completed without triggering tax, and the new structure saves approximately $22,000 a year while removing the exposure the old one carried.
4 years of returns were outstanding at a dual citizen with a US retirement account in Ottawa, Ontario. That came on top of 25% withholding on gross Canadian rent where a section 216 election would have taxed only the net. Filing on real numbers removed $12,500 of assessed tax.
A dual citizen with a US retirement account in Ottawa, Ontario had not filed for 4 years. The CRA had issued arbitrary assessments. The business was carrying 25% withholding on gross Canadian rent where a section 216 election would have taxed only the net. That came on top of a growing interest balance. We started with the oldest year and worked forward so each year's closing balances fed the next. We registered the payer for a non-resident withholding account, remitted the Regulation 105 amounts due, and applied for waivers covering the rest of the contract. We filed the years in sequence rather than all at once. Every year is now filed and assessed on actual figures. The notional assessments were vacated and $12,500 of the estimated balance came off, with a payment arrangement covering the rest.
A Canadian resident receiving US pension income in Windsor, Ontario was preparing to sell. However, a shareholder loan balance that would have been picked up as income on closing disqualified the shares. Purification sheltered $190,000 under the exemption.
A Canadian resident receiving US pension income in Windsor, Ontario had an offer on the table and 22 months to close. The shares did not qualify for the capital gains exemption. A shareholder loan balance that would have been picked up as income on closing was part of the reason. We purified the corporation so the shares met the qualifying tests. We filed the section 216 election with the supporting rental statements and recovered the excess withholding as a refund. All of it was done well ahead of the closing date. The sale closed on schedule with $190,000 sheltered by the lifetime capital gains exemption across the shareholders.
Closing the books at an emigrant who left Canada mid-year in Hamilton, Ontario took 12 weeks. The cause was a departure year filed as a normal resident return with no deemed disposition reported. It now takes 5 days.
The accounting file at an emigrant who left Canada mid-year in Hamilton, Ontario had a weak foundation. It was built on a departure year filed as a normal resident return with no deemed disposition reported. The year-end had taken 12 weeks each of the last three years. We filed the outstanding T1135 disclosures through the Voluntary Disclosures Program, which eliminated the penalty exposure entirely. We also moved the reconciliations into the monthly cycle, so the year-end stopped being a rebuild. The file reconciles. Month-end closes in 5 days instead of 12 weeks, and the year-end is a review rather than a reconstruction.
A Canadian resident with a US rental property in Barrie, Ontario was 4 weeks from a deadline. The file also carried foreign accounts that had passed the $100,000 T1135 threshold three years earlier. Filing complete and on time avoided roughly $116,000 in penalties.
A Canadian resident with a US rental property in Barrie, Ontario came to us 4 weeks before its filing deadline. The file came with foreign accounts that had passed the $100,000 T1135 threshold three years earlier. A late filing would have triggered a penalty of roughly $116,000 before interest. We worked backwards from the deadline. We aligned the Canadian and US reporting of the same income so the foreign tax credit claim carried support on both returns. We prioritised the items that actually gated the filing and deferred everything that did not. The return was filed on time and complete. The $116,000 penalty never arose, and the compliance calendar we set means the next deadline is scheduled rather than discovered.
A $77,000 reassessment landed at a Canadian with a US employer in Halifax, Nova Scotia. It rested on US tax paid but no foreign tax credit claimed on the Canadian return. The objection was allowed in full.
A Canadian with a US employer in Halifax, Nova Scotia had been reassessed for $77,000. 8 days were left on the objection deadline. The reassessment rested on US tax paid but no foreign tax credit claimed on the Canadian return. We filed the objection inside the deadline with a complete submission rather than a placeholder. Alongside it, we applied the treaty rate to the dividend withholding, filed the NR4 return, and remitted the shortfall before the CRA assessed the payer for it. The appeals officer allowed the objection in full. $77,000 was reversed and the account returned to a nil balance.
Meet the specialists behind your Canada-US Rental Income Tax filings. Our Partners Are Alumni of the World's Top Accounting and Tax Institutions
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Same fixed fees in every province. Find your city or your sector.
Direct answers to what Canadian business owners actually ask before hiring an accountant.
Canada-US Rental Income Tax starts at a fixed fee quoted before any work begins. The quote is locked at the outset and does not change mid-engagement, and you pay only after you have reviewed and approved the deliverable. Compare every plan on our transparent pricing page.
At minimum: prior-year returns and notices of assessment, your bank and credit-card statements for the fiscal period, payroll records if you have employees, and GST/HST filings. We send a checklist tailored to your situation after the free 15-minute call.
Most engagements are completed within 3 to 5 business days once your documents are complete. Catch-up work covering multiple years takes longer, and we tell you the realistic timeline before you commit rather than after.
We respond on your behalf at no extra charge for any return we prepared. Every figure we file is supported by documentation retained in your file, which is what turns a CRA review from a crisis into correspondence. See how our CRA audit representation works.
Yes. Late filing penalties compound at 5% of the balance owing plus 1% per month, so the cost of waiting is real. We prioritise catch-up work and, where eligible, file under the CRA's Voluntary Disclosures Program to reduce penalties.
Yes. We serve clients in every province and territory at the same fixed fees, so your location does not change the price or the service. Browse our coverage across Canada to find your city.
We work across construction, healthcare, e-commerce, professional services, restaurants, real estate, transportation, technology and non-profits, each with its own deduction profile and CRA scrutiny patterns. See all industries we serve.
Software applies the rules you already know about. An experienced tax accountant finds the ones you do not: capital cost allowance timing, the small business deduction threshold, shareholder loan repayment rules, and TOSI exposure on family dividends. The fee is usually smaller than the deductions it surfaces.
Our canada-us rental income tax services include complete filing, compliance management, and strategic advice customized to Canadian tax laws.
You can start by booking a free 15-minute call. We will review your files, provide a fixed quote, and start working immediately.
In our files, this is the deciding factor: Part XIII withholding of 25 percent applies to dividends, rents, royalties and certain interest paid to non-residents. It is reduced only by the rate the applicable treaty allows. The Canadian payer is liable for tax it failed to withhold, and the amounts are reported on an NR4 information return. A tax consultant applies it to your numbers before submission.
The short answer comes straight from our working notes: A payment to a non-resident for services performed in Canada is subject to 15 percent withholding under Regulation 105. That applies whether or not the non-resident ends up owing Canadian tax. A waiver has to be applied for before the payment is made, and the payer that withheld nothing is the one assessed. How that plays out on your file depends on the specifics, which is exactly what the engagement is for.
The questions Canadians actually search on this topic, answered plainly. Browse every question in the Canadian tax answers directory.
Paper returns go to the CRA tax centre that serves your province or territory of residence, not to one national address. The correct address is printed in the paper return package and listed on canada.ca under mailing addresses for individual returns, and it differs for non-residents and for business returns. Filing electronically is much faster: for the 2025 tax year the CRA aims to issue a refund on an online return in about two weeks, against a considerably longer standard on paper.
A refund is the tax already paid minus the tax actually owed. Add the income tax withheld on your slips to any instalments you paid, work out tax payable on your total income after deductions and credits, and the difference comes back if the first figure is larger. Large refunds usually trace to over-withholding on employment income, RRSP contributions, or credits transferred to you. Run the numbers through the CRA's or a commercial estimator before you file.
Rental income is added to your other income and taxed at your marginal rate. You report gross rent and deduct reasonable expenses such as mortgage interest, property tax, insurance, utilities, repairs, condo fees, advertising and management on the rental schedule of your T1. Improvements are capitalised and claimed through capital cost allowance rather than deducted at once. A rental loss can usually offset other income, and when you sell, half the gain is taxable for 2025 and 2026.
The CRA publishes its numbers on the Contact the Canada Revenue Agency page, with separate lines for individual enquiries, business enquiries and benefits. We do not quote them here because they change and vary by service. Have your social insurance number or business number, a recent return and your postal code ready, since the agent will verify your identity before discussing your account. Automated self-service handles balances, and My Account answers many questions without a call.
A return filed online is usually assessed within about two weeks, and the notice of assessment appears in My Account as soon as that happens. Some returns are held for a review of slips, receipts or credits, which adds time without meaning anything is wrong. A non-resident return can take up to sixteen weeks. Register for My Account and email notifications so you see the notice the day it issues.
Sign in to CRA My Account and check your account balance and your latest notice of assessment: they show tax owing, instalments credited and any refund due. Without online access, call the CRA's individual enquiries line, or ask for the balance in writing. Filing an outstanding return is often what triggers a refund, since credits and benefits are only calculated once the return is assessed.
Yes. Termination and severance pay are employment income, taxable in the year you receive them and reported on a slip from the employer. Withholding is at a flat lump-sum rate that often differs from your marginal rate, so a balance can be owing at filing. An eligible retiring allowance may be transferred directly to an RRSP within your available room, deferring the tax. Legal fees paid to collect the amount are generally deductible against it.
Generally no. Exports of goods and most services supplied to a non-resident are zero-rated, so no tax is charged, you still report the sale, and you still claim input tax credits on your costs. Exceptions apply, including services relating to real property in Canada and supplies to a non-resident who is registered here. Within Canada the place-of-supply rules follow the customer, so an Ontario business billing a Quebec customer charges 5% GST rather than 13% HST, using 2026 rates.
The rent is taxable income from the first payment, reported gross with expenses deducted, even for a short-term or part-year rental. Renting out part of the home usually leaves the principal residence exemption intact where the rental use is ancillary and you claim no capital cost allowance on the building. Converting the whole home to a rental is a change in use that can deem a disposition at fair market value. Get advice before you convert, not after.
A land value tax charges the value of the land alone and ignores the buildings on it, so improving a property does not raise the bill. No Canadian municipality levies a pure land value tax. Canadian property tax works differently: an assessed value covering land and buildings together is multiplied by the rate council sets for your property class. A few municipalities weight land and improvements differently within that system, which is not the same thing.
Yes. Employment Insurance eligibility turns on insurable hours and the reason the employment ended, both decided by Service Canada, not on whether you carry a tax balance. Worth knowing in the other direction: EI benefits are taxable income, and the tax withheld from them is often less than the rate that applies once those benefits are added to the rest of your income, which is a common reason people end up owing at filing time.
Yes, but only where you genuinely supported that spouse and can prove it. The spouse or common-law partner amount is available when the spouse lives outside Canada, provided you sent support and their own net income was low enough for a claim to survive. The CRA routinely asks for evidence, so keep transfer records and receipts. If the spouse supported themselves, or you were living separate and apart, no claim is available.
Reviewed and fact-checked by Udit Gupta
Ex Big 4 — Ernst & Young, Deloitte · International & cross-border tax specialist · CPA Canada (In-Depth Tax Program) · Chartered accountant, ICAI & MIA
Udit Gupta has over 15 years of experience helping corporations and business owners with corporate structuring, corporate tax filing, bookkeeping, payroll, GST/HST, cross-border tax and CRA representation. He is Big 4 trained, at Ernst & Young and Deloitte, and qualified as a chartered accountant in India and again in Malaysia. In 2014 he founded his accounting practice to serve entrepreneurs, startups and non-resident business owners across Canada. View full member bio.
The Institute of Chartered Accountants of India — member 521458 · Malaysian Institute of Accountants — member CA 44667 · Ex Big 4: Ernst & Young, Deloitte · CPA Canada (In-Depth Tax Program), completed 19 Dec 2023 · In-Depth GST/HST Part I, 12 Jul 2022 · Part II, 5 Jul 2023
Editorial policy. Every page is researched against primary sources — the Income Tax Act, CRA publications and CPA Canada guidance — and every rate or threshold is stated with the tax year it applies to.
Sources. CRA — Businesses · Income Tax Act (Justice Laws Website)
