Built for Quebec landlords who own US rental property.
If you live in Quebec and rent out a property in Florida, Arizona, or anywhere in the US, you file with CRA, Revenu Québec, and the IRS every year. BorderBird tracks the rental income, converts at the right Bank of Canada rate, and produces the exports your accountant needs for all three filings — set up in 5 minutes.
Create account, set up forwarding, add a property, add a tenant, forward your first email. Five steps, about a minute each.
Forward your payment and utility-bill emails — one filter, set once — and BorderBird auto-matches each to the right property and tenant, dated and queued for one-click import. It never connects to your inbox.
Years of payments in Gmail, Yahoo, Outlook, or Apple Mail? Forward them to your private BorderBird address and BorderBird imports them with their original dates.
Upload a signed lease PDF — AI pulls dates, rent, and tenant names. Renewals, vacates, and full tenancy history stay organized.
Your tax situation, by filing
Quebec landlords report US rental income on the federal T776, converting USD to CAD at the Bank of Canada annual average rate. The net rental income flows into your T1 federal return and into your provincial TP-1 return for Quebec.
Quebec has its own rental income form: TP-128-V (Income from the Rental of an Immovable). Quebec landlords file both T776 (CRA) and TP-128-V (Revenu Québec) for their US rental income. Both forms accept the same Bank of Canada annual average FX rate.
After paying US federal tax on your rental income via 1040-NR, you claim a federal foreign tax credit (T2209) to offset CRA's tax on the same income, and a Quebec foreign tax credit (Form TP-772-V) to offset Revenu Québec's claim. Quebec's provincial credit is separate from the federal credit and must be claimed independently.
If your specified foreign property — including the adjusted cost base of your US rental real estate — exceeds CAD $100,000 at any point in the tax year, you must file T1135 with CRA. This is a federal requirement; Revenu Québec does not have a separate provincial equivalent.
As a Quebec resident (and Canadian resident) owning US rental property, you file Form 1040-NR with Schedule E annually. You'll typically make the Section 871(d) election to be taxed on net rental income and deduct expenses — the same election made by all Canadian non-resident landlords with US property.
When you sell your US property, FIRPTA requires the buyer to withhold 15% of the gross sale price. You apply this against your actual US tax liability on 1040-NR for the sale year. If your actual liability is lower, file Form 8288-B for a withholding certificate before the sale closes.
How BorderBird helps Quebec landlords
- One ledger, three views. Every rent payment and expense in BorderBird generates a federal T776 view (CAD), a Schedule E view (USD), and the underlying CAD figures your accountant needs for TP-128-V — without re-entering anything.
- Bank of Canada rates applied automatically. CRA and Revenu Québec both accept the Bank of Canada annual average rate for foreign income. BorderBird applies the right rate per tax year — no manual lookup, no spreadsheet column.
- Foreign tax credit data. BorderBird exports US federal taxes paid per property and per year — the input for both your T2209 (federal) and TP-772-V (Quebec provincial) foreign tax credit calculations.
- T1135 threshold tracking. The cost base of your US property is shown in CAD so you can see whether you've crossed the $100,000 T1135 reporting threshold for the year.
- Email-forwarding rent auto-import. Forward the payment emails for rent from Zelle, Venmo, or US bank transfers and they are detected automatically and matched to your US property. No CSV uploads.