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At Tax Filings Canada, we handle every part of your cross-border real estate 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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Tax Filings Canada provides cheap, fixed-fee cross-border real estate tax across Canada: treaty positions, foreign tax credits, T1135 disclosure and non-resident withholding, built for Canadians with US ties and non-residents earning Canadian income, with payment only after your work is complete.
Gather what you have — even a shoebox of receipts is a fine starting point.
We turn your records into a complete, review-ready cross-border real estate tax file.
You get a walkthrough of the results, in plain language, before you approve a thing.
We submit everything for you and stay available for whatever follows.
| 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 |
Post-mortem and succession planning turns on timing: elections such as the spousal rollover and the capital gains exemption only work when claimed in the right return. Section 216 and 217 elections can substantially reduce non-resident withholding on Canadian rents and pensions when filed on time. Our cross-border real estate tax engagement is priced as a cheap flat fee, so the cost is known before the work starts.
Cross-Border Real Estate Tax can look routine from the outside. Sit on the practitioner's side of the desk for a while and you learn which parts genuinely are routine — and which parts reward a tax consultant's full attention.
If a client remembers only one point from this page, it should be this one: The rate charged follows the customer's province, not the seller's: 13% into Ontario, 15% into New Brunswick, Newfoundland and Labrador and PEI, 14% into Nova Scotia (since 1 April 2025), 5% plus provincial tax elsewhere. A seller charging its own province's rate nationally is under-collecting on some sales and over-collecting on others, and owes the difference on the under-collected ones.
The second point is quieter but costs more when missed. A CCPC files its T2 within six months of year-end, with the balance due two months after (three where the small business deduction is claimed). The 9% federal small business rate applies to the first $500,000 of active business income. The filing and payment deadlines differ, and interest runs from the payment date. Filing on time while paying late still costs money. Then there is the matter of timing, which forgives very little: The T1135 foreign income verification statement is required once specified foreign property exceeds $100,000 in cost. Late-filing penalties start at $25 a day to a maximum of $2,500 per year, before gross-negligence penalties.
So where does that leave you? In most cases, with a decision about whether to work through cross-border real estate tax alone or hand the moving parts to an accountant who tracks them for a living. Every cross-border real estate tax file rests on documentation, so start by collecting.
You will see the finished work before it goes anywhere — review-before-filing is standard here, not an add-on. The fee is fixed up front, and nothing is payable until the service is done.
Providing transparent fixed pricing and high-quality compliance work for your cross-border real estate tax requirements.
Coverage: Standard bookkeeping and cross-border real estate tax preparation.
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Providing tailored cross-border real estate tax services to ensure compliance and maximize deductions.
Our tax accountants keep your business compliant with federal and provincial tax rules.
A dedicated team that handles your financials quickly, accurately, and without upfront fees.
Dedicated preparation processes customized for Canadian businesses.
Advanced accounting software integrations with QuickBooks, Xero, and wave accounting.
Customized packages designed to grow as your business operations expand.
Our clear four-step workflow ensuring absolute tax optimization and complete CRA compliance.
Start with a free, no-obligation consultation to review your business’s financial, tax filing and compliance needs and outline our affordable solutions.
Receive a comprehensive checklist and securely provide the required financial records and documents.
Our tax accountant and accounting experts carefully prepare your filings, identify all applicable deductions and credits, and conduct thorough reviews.
We file your documents electronically with the Canada Revenue Agency (CRA) on time and provide post-filing support.
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See how our expert Cross-Border Real Estate Tax and accounting services have helped Canadian businesses save money and stay compliant.
A US citizen living in Canada in London, Ontario faced a $91,000 proposed reassessment. It came after a US LLC taxed as a corporation in Canada, producing double tax on the same income. We rebuilt the documentation and the adjustment was withdrawn in full.
A US citizen living in Canada in London, Ontario received a proposal letter opening a review of cross-border real estate tax. The CRA had identified a US LLC taxed as a corporation in Canada, producing double tax on the same income. It proposed an adjustment of $91,000, with 30 days to respond. We treated the response as an evidence exercise rather than an argument. We restructured the US holding so the Canadian and US characterisations aligned, ending the double taxation going forward. We then indexed every supporting document against the specific line the auditor had questioned. The proposed adjustment was withdrawn in full — all $91,000 of it. The file closed in 4 weeks with no change to the assessed amounts and no penalty.
Foreign holdings at a Canadian corporation with US customers in Calgary, Alberta had crossed the reporting threshold unnoticed. Disclosure was brought current and $72,000 recovered.
Foreign holdings at a Canadian corporation with US customers in Calgary, Alberta had passed the reporting threshold without anyone noticing. Behind the disclosure problem sat foreign accounts that had passed the $100,000 T1135 threshold three years earlier. We reported the deemed disposition properly on the departure return and claimed the foreign tax credits that had been left unused. We claimed the treaty relief and foreign tax credits on the Canadian return and corrected the disclosure position for the open years. The treaty position was accepted and $72,000 was recovered. Reporting is now current and the annual process takes hours rather than weeks.
7 years of filings at a snowbird spending winters in Arizona in Kitchener, Ontario had never claimed the incentives the work qualified for. The review recovered $51,000.
A snowbird spending winters in Arizona in Kitchener, Ontario had been filing for 7 years. In that time, the incentives its activity qualified for were never claimed. Behind that sat dividends paid to a non-resident shareholder with nothing withheld, leaving the payer holding the liability. We tested each activity against the eligibility criteria rather than the description on the invoice. Then 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. $51,000 in credits claimed, with the open prior years adjusted as well. The claim passed review without adjustment.
Collections had begun against a non-resident owning Canadian rental property in Ottawa, Ontario over 6 years of unfiled returns. Bringing them current cut $15,000 from the balance.
By the time a non-resident owning Canadian rental property in Ottawa, Ontario called, 6 years were outstanding. The CRA had assessed on estimates. Underneath it sat dividends paid to a non-resident shareholder with nothing withheld, leaving the payer holding the liability. We reconstructed the records year by year. We aligned the Canadian and US reporting of the same income so the foreign tax credit claim carried support on both returns. Each filing replaced an arbitrary assessment with a real one. The account is current. Filing on real numbers rather than CRA estimates reduced the balance by $15,000, and a relief application addressed part of the accumulated interest.
Due diligence at a dual citizen with a US retirement account in Moncton, New Brunswick surfaced a minute book with no resolutions behind a decade of dividends. Restructuring the sale saved $275,000 against the original terms.
A dual citizen with a US retirement account in Moncton, New Brunswick was preparing to sell. Due diligence surfaced a minute book with no resolutions behind a decade of dividends. That would have reduced the price or killed the deal outright. We cleaned up the historical file. We filed the section 216 election with the supporting rental statements and recovered the excess withholding as a refund. Then we prepared the due-diligence package the buyer's advisers actually asked for. The deal closed at the agreed price. $275,000 of tax was saved against the structure originally proposed, with no post-closing adjustment.
The structure at an emigrant who left Canada mid-year in Halifax, Nova Scotia no longer fitted the business. US tax paid but no foreign tax credit claimed on the Canadian return showed it. Rebuilding it saves $62,000 a year.
The structure at an emigrant who left Canada mid-year in Halifax, Nova Scotia dated from years earlier. It had been set up for a business that no longer existed. US tax paid but no foreign tax credit claimed on the Canadian return had become expensive. 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. The reorganisation used the rollover provisions rather than a taxable transfer, so no tax fell due on the restructuring itself. $62,000 of annual saving, achieved on a tax-deferred basis. The minute book, elections and valuations are all in the file.
Meet the specialists behind your Cross-Border Real Estate Tax filings. Our Partners Are Alumni of the World's Top Accounting and Tax Institutions
CA (ICAI), CA (MIA), CPA Canada (In-Depth Tax Program)
Canada Tax, International Tax, Cross Border Tax, Transfer Pricing
International Tax, Transfer Pricing Specialist
CA (ICAI), Canada Tax Expert
CA. Fractional CFO and Senior Advisory Specialist
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.
Cross-Border Real Estate 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 cross-border real estate 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.
The honest answer comes down to one rule. Departure from Canada triggers a deemed disposition of most property at fair market value. The resulting gain has to be reported on the final resident return. That is the part we verify before anything is filed.
Our answer starts where the legislation starts. 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. From there it is a matter of applying it to your year — and that application, not the rule itself, is where a tax specialist earns the fee.
The questions Canadians actually search on this topic, answered plainly. Browse every question in the Canadian tax answers directory.
File a T1 return for the year, sending it electronically with CRA-certified software or mailing a paper return. Gather your slips and receipts first and check them against the ones listed in My Account. For the 2025 tax year the filing and payment deadline was 30 April 2026, or 15 June 2026 to file if you or your spouse were self-employed, with payment still due 30 April 2026. CRA online filing for 2025 returns closes 29 January 2027.
There is no single rate. Federal personal income tax for 2026 runs through five brackets: 14%, then 20.5%, 26%, 29% and 33% on the highest band, and your province's brackets stack on top, so your combined marginal rate is the federal rate plus the provincial one. The 2026 federal basic personal amount is $16,452, tapering to $14,829 as net income rises from $181,440 to $258,482. Capital gains and Canadian dividends are taxed on a different basis.
Canada uses a progressive system, so only the income falling inside a bracket is taxed at that bracket's rate. Moving into a higher bracket never raises the tax on the income below it. You face a federal set of brackets plus a provincial or territorial set, and both are indexed most years. Credits, starting with the basic personal amount, then reduce the calculated tax. Look up the brackets for the specific tax year before planning around them.
The HST arrived in the late 1990s, when three Atlantic provinces agreed to merge their provincial sales tax with the federal GST into one harmonized tax collected federally. Ontario and others joined later, and British Columbia adopted it before reversing the decision by referendum and returning to PST. Current rates are 13% in Ontario, 15% in New Brunswick, Newfoundland and Labrador and Prince Edward Island, and 14% in Nova Scotia since 1 April 2025.
Revenue Canada is the former name of the Canada Revenue Agency. The CRA is the federal body that administers income tax, GST/HST, payroll deductions and benefit payments such as the Canada child benefit, and it collects provincial income tax for every province except Quebec, which runs its own personal system through Revenu Québec. The old name is still in everyday use, so paying Revenue Canada means paying the CRA, and a letter from either is the same agency.
Severance is employment income in the year you receive it, so it is added to your other income and taxed at your marginal rates. The employer withholds at lump-sum rates, which are often lower than the rate you end up at, so a balance can be owing when you file. Part of a retiring allowance can sometimes be transferred straight to an RRSP within your available room, deferring the tax. Sort this out before the payment is issued.
Often yes. A non-resident business making taxable supplies in Canada must register and charge GST/HST once it passes $30,000 of taxable revenue over four consecutive calendar quarters or within a single quarter, using the rate for the customer's province: 5% GST, 13% in Ontario, 14% in Nova Scotia from 1 April 2025. Simplified registration rules apply to digital products and platform sales to Canadian consumers. A US supplier also pays GST/HST on its own Canadian purchases.
You claim credits on your return, and they are applied against the tax already calculated on your taxable income. Non-refundable federal and provincial credits are each worked out by multiplying the eligible amount by the lowest rate for that jurisdiction, so the same claim is worth different money at each level. Unused amounts are lost at year end unless the particular credit allows a carry-forward or a transfer to a spouse. Refundable credits are paid whether or not tax is owing.
Most dental care is exempt. Diagnosis and treatment provided by a dentist or dental hygienist, including exams, cleanings, fillings, extractions and root canals, carries no HST. Purely cosmetic work with no medical or reconstructive purpose, such as whitening or veneers done for appearance alone, is taxable at 13%. Orthodontic appliances and most dental prostheses are zero-rated. Ask the office to flag any taxable line on the treatment plan before you agree to the work.
Only when your tax for the year works out to less than the amount withheld. A refund is simply the difference between the income tax taken off your pay or pension and the tax your return actually calculates, so everything withheld comes back if credits such as the basic personal amount and tuition cancel your tax entirely. That is common for students and for anyone who worked only part of the year. CPP and EI deductions are not returned this way.
The principal you repay is never deductible, so clearing the balance faster brings no tax saving of its own. Only the interest portion of payments on an eligible federal or provincial student loan counts, and it produces a non-refundable credit rather than a deduction. Ask your loan servicer for the annual interest statement, because a bank record of the payment does not show the split. Interest you cannot use this year carries forward.
Non-resident income tax is Canadian tax on Canadian-source income earned by someone who is not a resident of Canada for tax purposes. Investment income, rents, pensions and some royalties are normally taxed by withholding at source, with the payer remitting to the CRA. Employment income, business income and gains on Canadian real property are instead reported on a Canadian return. A tax treaty may reduce a withholding rate or remove the Canadian tax altogether.
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 — Trust income tax · Income Tax Act (Justice Laws Website)
