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At Tax Filings Canada, we handle every part of your section 216 non-resident rental return, 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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Yes — section 216 non-resident rental return can be handled entirely online. Tax Filings Canada covers treaty positions, foreign tax credits, T1135 disclosure and non-resident withholding for Canadians with US ties and non-residents earning Canadian income at affordable fixed fees, pay-after-service.
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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. Our section 216 non-resident rental return engagement is priced as a affordable flat fee, so the cost is known before the work starts.
If you handle Section 216 Non-Resident Rental Return once a year, everything looks equally important. Handle it weekly, as a tax expert does, and a clear hierarchy emerges; these notes follow that hierarchy.
The first thing worth pinning down is this: The late-filing penalty is 5% of the balance owing plus 1% for each full month late, to a maximum of twelve months. A second late filing within three years doubles both figures. The penalty is calculated on the balance owing, so a late return with nothing owing costs nothing — which is why filing on time matters even when you cannot pay.
That rule rarely travels alone; alongside it sits another: T1 returns are due April 30, and June 15 for the self-employed — but any balance owing is due April 30 regardless, with interest compounding daily from that date. The June deadline misleads a great many self-employed filers into paying two months late without realising it. The documentation side matters just as much. A contribution made to a TFSA while non-resident attracts a tax of 1% per month on the contributed amount for each month it stays in the plan, and no new contribution room accrues for a year of non-residence. The account itself can be kept, which is why the mistake usually shows up as a contribution rather than as a withdrawal.
What this means in practice: the rules themselves are public, but applying them to your situation is where a tax expert earns the fee. Two files can read the same rules and land in very different places. Nothing slows a file like missing records, so for section 216 non-resident rental return begin with.
As with everything we file: fixed fee agreed first, your review before submission, payment after service.
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Growth at a non-resident residential landlord in Winnipeg, Manitoba had outrun the back office, and more than half the year spent in Canada on visits while the returns continued to be filed as a non-resident broke first. Headcount reached 70 with $29,500 of cash freed.
A family transfer at an emigrant severing Canadian ties in Calgary, Alberta would have been fully taxable because of no valuation on file to support the price the parties had agreed. Restructuring deferred $595,000.
A first-year Canadian resident in Barrie, Ontario was overpaying instalments because of a T1135 filed for the year of arrival, when none was required, and none filed for the years that followed. Rebasing them returned $41,000 to the business.
Collections had begun against a non-resident director of a Canadian corporation in Kitchener, Ontario over 5 years of unfiled returns. Bringing them current cut $80,000 from the balance.
A non-resident performer working in Canada in Saskatoon, Saskatchewan was filing correctly and still overpaying because of rent remitted abroad in full by a Canadian agent who had never been told the withholding was their obligation. Restructuring the position cut $26,500 from the annual bill.
A non-resident shareholder drawing dividends in Ottawa, Ontario had outgrown its structure, with a house in Canada still available for occupation and a spouse still resident, while the returns were filed as a non-resident the visible cost. The reorganisation completed tax-deferred and saves $37,000 a year.
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Section 216 Non-Resident Rental Return 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 are a cloud-based practice serving every province and territory, 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 section 216 non-resident rental return 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.
There is a widespread assumption here, and the actual position is worth stating plainly. A non-resident disposing of taxable Canadian property must notify the CRA about the disposition and obtain a clearance certificate. Until the certificate is issued the purchaser withholds a percentage of the gross purchase price - 25% for most capital property, higher for certain classes - and remits it, so the vendor's proceeds are held against a liability calculated on the sale price rather than on the gain. If your current setup was built on the assumption instead of the rule, that is fixable — but sooner is better than later.
A non-resident receiving Canadian pension and benefit payments can elect under section 217 to have that income taxed under the ordinary Part I rate structure, paying the lower of the withholding otherwise applicable and the tax computed on the return. The election has its own deadline and its own schedule, and it is worth running the calculation both ways before filing because the election is not always the better answer. We flag this early with every client it touches, because finding it out at filing time leaves you far fewer options than finding it out now.
The questions Canadians actually search on this topic, answered plainly. Browse every question in the Canadian tax answers directory.
Rent on your home is not deductible on a Canadian return. Two situations change that. Self-employed people, and employees who meet the work-space-in-the-home conditions, may claim the share of rent tied to the area used for work. Several provinces also run a property tax or rent based credit, applied for on the provincial schedule filed with your T1, where rent paid affects the amount. Keep receipts and your landlord's details either way.
For the 2026 tax year, federal rates are 14% on the first $58,523 of taxable income, 20.5% from there to $117,045, 26% to $181,440, 29% to $258,482, and 33% above that. Each rate applies only to the income inside its own band, so moving into a higher bracket does not raise the tax on the income below it. Provincial or territorial tax is added on top.
With direct deposit registered the refund is paid straight to the bank account on file, and about two weeks is the usual CRA standard for a 2025 return filed online. An out-of-date account is a common cause of delay, so update it in My Account before you file. A paper return runs on a considerably longer standard before any payment is issued at all.
There is no single figure, because your province and your credits change the result. On $43,000 of employment income for 2026, the federal rate on the lowest bracket is 14%, and the federal basic personal amount of $16,452 removes tax on the first part of your income. Provincial tax and CPP and EI deductions apply on top. Run your own numbers through the CRA's payroll deductions online calculator.
Add every source of income, subtract the deductions that reduce it to net income, then take off any further deductions to reach taxable income. Apply the federal brackets to that figure — for 2026 they begin at 14% and rise through 20.5%, 26% and 29% to 33% — and separately apply your province's brackets. The total is gross tax before credits. Non-refundable credits such as the basic personal amount then reduce it to the tax you actually owe.
Several documents carry that name. A municipal tax certificate states whether property taxes on a specific property are paid up, and lawyers order one when a property changes hands. For an estate, the CRA issues a clearance certificate confirming the deceased's taxes are settled, which protects the executor before assets are distributed. A non-resident selling Canadian property needs a certificate of compliance from the CRA. Identify which one is being asked for, since each has its own process.
The buyer pays land transfer tax, and the lawyer or notary collects it on closing and remits it when the transfer is registered. The tax and its rates vary by province, some cities add a municipal charge on top, and Alberta and Saskatchewan charge land title registration fees instead of a transfer tax. First-time buyer rebates exist in several provinces. Budget for it as a cash closing cost, since in most cases it cannot be rolled into the mortgage.
Yes. Property tax is a municipal charge on the property rather than an income tax, and it does not stop at any age. Relief does exist in places: several provinces and municipalities run deferral programs that let older or lower-income owners postpone payment until the property is sold, usually with interest, and some offer a grant or rebate. These are applied for each year through the province or municipality, not on your T1. Check your municipality's tax page for what is offered.
Payroll withholding is only an estimate. Your employer taxes each pay period as though the year continues unchanged, using nothing but the credits on your TD1. Anything payroll cannot take into account — RRSP contributions, donations, medical costs, a second job, a mid-year job change — settles only when you file, and a bonus can leave a gap as well, because the tax withheld on it is only an estimate of what the extra income will ultimately attract. Over-withholding gives you a refund; under-withholding leaves a balance owing. A refund is your own money coming back.
Interest on an ordinary savings account is fully taxable in the year it is credited, and the bank normally reports it on a T5, though no slip is issued for small amounts of interest — the income is reportable either way. No exemption exists to claim against it. The only real answer is to hold the money in a registered account instead: a TFSA, where the interest is never taxed, or an RRSP or FHSA, where it is sheltered until withdrawal. Interest in a joint account is taxed to whoever supplied the funds.
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.
The CRA applies its prescribed arrears rate, which is reset every calendar quarter from the yield on three-month Government of Canada treasury bills and compounds daily on the unpaid balance. Because it resets quarterly, the rate applying to your debt depends on when the balance was outstanding, so take the figure from the CRA's prescribed interest rates page for each quarter. Interest also accrues on penalties, and it is not deductible on a personal return.
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. Big 4 trained at Ernst & Young and Deloitte, and qualified as a chartered accountant in India and again in Malaysia, he founded his accounting practice in 2014 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.
