Tax forms for Canadian landlords

The NR4 slip is issued by Canadian payers to non-residents who received Canadian-source income, incl…Due Last day of March following the calendar year

Filing an NR6 allows a non-resident landlord to reduce their withholding tax from 25% of gross rent …Due Before the first rental payment of the year (ideally by January 1)

Form T776 is used by Canadian residents (and non-residents filing a Section 216 return) to report re…Due April 30 (or June 15 if self-employed) — attached to T1 return

A Section 216 election allows non-residents to file a Canadian income tax return on their net rental…Due 2 years from the end of the tax year (e

Part XIII of the Income Tax Act imposes a 25% withholding tax on certain payments to non-residents, …Due 15th of the month following each payment (monthly remittance)

Used to claim a refund of Part XIII tax that was over-withheld. Common when a property was sold mid-…Due 2 years from the end of the calendar year in which the tax was withheld

Canadian residents who own foreign property (including US real estate) with a cost of more than CAD …Due Same as T1 return (April 30 or June 15 if self-employed)

Used when rental activities cross the line into a business (e.g., Airbnb with services). Differs fro…Due April 30 or June 15 attached to T1 return

US Schedule E is used by non-resident alien landlords who elect to treat US rental income as effecti…Due April 15 (or June 15 for non-residents with no US withholding) — attached to Form 1040-NR

The primary US income tax return for non-resident aliens, including Canadian landlords with US renta…Due April 15 (or June 15 if no wages subject to US withholding)

Canadian landlords who do not have a US Social Security Number must obtain an ITIN to file US tax re…Due Applied for with first 1040-NR or when needed for FIRPTA

Used to claim depreciation on US rental property. Residential rental property depreciates over 27.5 …Due Attached to Schedule E and 1040-NR by April 15 or June 15

US persons (including Canadian citizens with US green cards or substantial presence) must file an FB…Due April 15 (automatic extension to October 15)

Canadian landlords who spend significant time in the US may meet the Substantial Presence Test and b…Due By the 1040-NR due date — June 15 for most snowbirds (no US wage withholding), or April 15 if you had US wages subject to withholding

When a Canadian sells US property, the buyer is required to withhold 15% of the gross sale price und…Due 20 days after the date of transfer

US persons with specified foreign financial assets exceeding $50,000 (or $100,000 for joint filers) …Due April 15 — attached to Form 1040 or 1040-NR

Canadian landlords who elect to treat US rental income as Effectively Connected Income (ECI) under I…Due Provided to the withholding agent before the first rental payment; renewed every 3 years

Form 1116 lets US persons claim a Foreign Tax Credit on their US return for foreign income tax paid …Due Attached to Form 1040 by April 15 (or June 15 for US persons abroad with automatic 2-month extension)

Canadian landlords who claim treaty benefits under the Canada-US Tax Treaty (e.g., reduced withholdi…Due Attached to Form 1040-NR by April 15 (or June 15 for non-residents with no US withholding)

Form 1042-S is the slip a US withholding agent — a property manager, a tenant paying rent in the cou…Due March 15 of the following calendar year — both filed with the IRS and furnished to the recipient