New Brunswick Landlord with Iowa Rental Property

⚠️ Note (updated 2026-05-18, body text corrected) — §871(d) election mechanism and Bank of Canada rate corrected in body text below. Supplemental T1135 penalty note (point 3) remains accurate.

1. Section 871(d) election is NOT made via Form 8288-B. The §871(d) election (which converts your US rental income from FDAP — 30% flat withholding on gross rent with no deductions — to ECI, where you deduct expenses on Schedule E and pay tax on net) is made by attaching a written statement to your first Form 1040-NR. Separately, to stop the 30% withholding at source, you provide your property manager with Form W-8ECI (Certificate of Foreign Person's Claim That Income Is Effectively Connected). Form 8288-B is the FIRPTA Withholding Certificate used at SALE only — applied for 90+ days before closing to reduce the default 15% gross-price withholding on a property sale. The two forms apply to entirely different scenarios.

2. 2025 Bank of Canada annual average rate is 1.3978 CAD per USD (not 1.36). Apply consistently across all USD-to-CAD conversions on T776 and T1135.

3. T1135 penalty structure. Late filing: $25/day, max $2,500. Failure to file: up to $24,000/year. False statement or omission: 5% of unreported property cost with a $24,000 minimum penalty. Failing to file T1135 also extends CRA's reassessment period from 3 to 6 years for related tax years.

Overview: Why This Combination Matters

As a New Brunswick resident owning rental property in Iowa, you face a unique tax situation. You're subject to three separate tax systems: Canadian federal and provincial tax (through the Canada Revenue Agency), US federal income tax (through the Internal Revenue Service), and Iowa state income tax. Without proper planning, you could face double taxation, missed deductions, and penalties from non-compliance.

The key to managing this situation is understanding that both countries tax rental income, but they offer foreign tax credits and various mechanisms to prevent you from paying tax twice on the same dollar. Iowa's 6% state income tax rate and 1.57% average property tax rate, combined with CRA's withholding requirements, create a complex but manageable filing obligation.

This guide walks you through your filing requirements in both countries and shows you how to claim credits for taxes paid in the US.

Understanding Your Canadian Tax Obligations

Report Rental Income on Form T776

In Canada, rental income from US property is reported on Form T776 (Statement of Real Estate Rentals). You must file this form with your annual T1 General tax return (due June 15 for individuals, with balance due April 30, 2025 for the 2024 tax year).

On Form T776, you'll report:

• Gross rental income (converted to Canadian dollars using the Bank of Canada exchange rate for the year received; for 2025 planning, use approximately 1 USD = 1.3978 CAD)
• All eligible expenses including mortgage interest, property taxes, insurance, repairs, property management fees, and utilities
• Capital cost allowance (CCA) if you choose to claim depreciation

Critical point: Expenses must also be converted to Canadian dollars at the exchange rate applicable when paid, not just at year-end. Keep detailed records of each USD payment and the exchange rate on the date of payment.

File a T1135 for Foreign Property

If the fair market value of your Iowa rental property exceeds CAD $100,000 at any point during the year, you must file a T1135 (Foreign Income Verification Statement) with your T1 General return. This form asks for:

• Description and location of the property
• Fair market value in Canadian dollars (converted at year-end rates)
• Income earned from the property during the year

Failure to file a T1135 when required triggers a $2,500 penalty, regardless of whether you owe additional tax. If CRA can demonstrate gross negligence, the penalty rises to $24,000 or 50% of the foreign property's value—whichever is greater.

Part XIII Withholding and the NR6 Form

This is where many Canadian landlords get caught off guard. If you do not file Form NR6 (Undertaking — to File an Income Tax Return by a Non-Resident of Canada) with the IRS, 25% of your gross Iowa rental income is subject to CRA withholding (Part XIII tax). This means your US tenant's property manager or payor could remit 25% directly to CRA before you see the money.

To avoid this withholding, you must:

1. File an IRS Form W-8IMY (Certificate of Exemption from US Withholding) to claim Canadian treaty benefits, which reduces US withholding from 30% to 15% on rental income
2. File an undertaking with CRA (Form NR6) confirming you will file a Canadian return

Without these filings, the default withholding is 25% to CRA plus up to 30% to the IRS—effectively losing 55% of gross income upfront.

Claim a Foreign Tax Credit

Once you've paid US federal and Iowa state taxes, you can claim a Foreign Tax Credit (FTC) on your Canadian return. This credit is claimed on Schedule 1 (Federal Tax) and your New Brunswick provincial form.

The FTC allows you to credit:

• US federal income tax paid on the rental income
• Iowa state income tax paid (6% of taxable rental income)
• US property taxes (Iowa's 1.57% average rate)

Your credit is limited to the lesser of:

• Taxes paid to the US
• Canadian tax on the same income

This prevents double taxation but requires detailed records of every US tax dollar paid, including quarterly estimated payments.

Your US Federal Tax Obligations

Obtain an ITIN if You Don't Have an SSN

If you are not a US citizen and do not have a Social Security Number (SSN), you must apply for an Individual Taxpayer Identification Number (ITIN) from the IRS. You'll need your ITIN to file Form 1040-NR.

Apply using IRS Form W-7 (Application for IRS Individual Taxpayer Identification Number). The IRS typically issues an ITIN within 2–4 weeks if you apply by mail with certified documentation (passport, etc.).

File Form 1040-NR (US Non-Resident Tax Return)

As a non-resident alien earning US rental income, you must file a US Form 1040-NR (Non-Resident Alien Income Tax Return) with the IRS by June 15, 2025 for the 2024 tax year (if applicable; standard deadline is April 15).

On Form 1040-NR, you'll report rental income on Schedule E (Supplemental Income and Loss), which is attached to your return. Schedule E allows you to deduct the same expenses you claimed on CRA's T776: mortgage interest, property taxes, insurance, repairs, and utilities.

Key election: Section 871(d)

Instead of the default 30% federal withholding on gross rental income, you can elect under Section 871(d) to be taxed only on net rental income (rent minus deductible expenses). This election is made by attaching a statement to your Form 1040-NR indicating you are making a Section 871(d) election.

This election is usually beneficial because you reduce withholding from 30% of gross rent to roughly 24% of net income (the US federal marginal rate for non-residents on rental income), allowing you to deduct expenses and only pay tax on profit.

Pay Quarterly Estimated Taxes

If you expect to owe US federal tax, you must file Form 1040-ES-NR (Estimated Tax for Non-Resident Aliens) and pay quarterly estimated tax on April 15, June 15, September 15, and January 15 (next year). Failure to pay quarterly estimates can result in underpayment penalties.

Iowa State Tax Obligations

File an Iowa Non-Resident Return

Iowa requires non-resident owners of Iowa real estate to file a state tax return if they have taxable Iowa-source income. File Iowa Form IA 1040-N (Non-Resident Individual Income Tax Return) by June 15, 2025 for the 2024 tax year.

Iowa taxes rental income at graduated rates, with a top rate of 6%. You'll report your net Iowa rental income (rent minus deductible expenses) on the Iowa return.

Iowa allows the same deductions as federal: mortgage interest, property taxes, insurance, maintenance, and depreciation.

Property Tax and the Iowa Homestead Exemption

Iowa's property tax rate averages 1.57% of assessed value annually. You are responsible for paying these property taxes directly to the county assessor (unless your tenant or property manager handles this as part of the lease).

Property taxes are fully deductible on both the Iowa return and your Canadian T776.

Selling Your Iowa Property: FIRPTA

When you sell the Iowa property, the sale is subject to FIRPTA (Foreign Investment in Real Property Tax Act). The US buyer's closing attorney is required to withhold 15% of the gross sale price and remit it to the IRS.

Example: Sale price USD $200,000 → USD $30,000 withheld.

This withholding is credited against your total US tax liability on the sale. You must file a final Form 1040-NR reporting the gain, and if the 15% withheld exceeds your actual tax, you receive a refund.

Keep detailed records of:

• Original purchase price and date
• Capital improvements made
• Selling price and date
• Adjusted cost basis (for Canadian purposes, use the same basis, adjusted annually for depreciation you claim)

Estimate your FIRPTA withholding at sale: Use the FIRPTA Withholding Calculator to see how much the buyer must hold back at closing, and whether filing Form 8288-B in advance would reduce it.

Key Deadlines: Canada and US (2025 Tax Year)

| Deadline | Form | Jurisdiction | Notes | |----------|------|---------------|-------| | April 30, 2025 | Taxes owing | CRA (Federal) | Balance due date for 2024 tax return | | June 15, 2025 |