# BorderBird

> Rental accounting and cross-border tax software for landlords — Canadians owning US rental property and non-residents owning Canadian rental property. The only rental accounting built to speak both CRA and IRS.
> Last updated: 2026-06-14

BorderBird reconciles rent payments from forwarded email (you forward your Interac e-Transfer, Zelle, Venmo, or Cash App notifications — BorderBird never connects to your inbox), auto-matches each payment to the right door and tenant, calculates CRA Part XIII / NR4 withholding (25% of gross rent, remitted by the 15th of the following month), and exports Schedule E (IRS) and T776-ready (CRA) CSVs. Free tier, no credit card required.

## Who it's for
- Non-resident landlords owning Canadian rental property (CRA Part XIII / NR4 / NR6 / Section 216)
- Canadian residents owning US rental property (Florida, Arizona, Texas snowbirds — IRS Schedule E / 1040-NR)
- Snowbirds and dual-residents with cross-border rental income
- Small Canadian landlords (1–10 doors)
- Property managers running owner books (sales-assisted PM / Enterprise tiers)
- Accountants serving cross-border landlord clients (Adviser tier)

## Key problems solved
- Monthly CRA Part XIII withholding (25% of gross rent, or net under an approved NR6) calculated automatically and proposed for human approval before anything posts
- NR4 information slips and the March 31 filing deadline tracked
- CAD↔USD conversion using Bank of Canada annual averages (CRA-accepted)
- Schedule E expense line mapping for IRS filing; T776 rental income statement prep for the Canadian return
- Rent reconciliation by email forwarding — no inbox connection, no manual CSV upload, no bank-login screen-scraping

## How reconciliation works (the wedge)
You forward the rent-payment emails you already receive to a private BorderBird address. BorderBird parses each one and posts it to the correct lease automatically. It never connects to or reads your inbox — you forward only the emails you choose (one filter on the Interac sender covers every Canadian bank). This is the privacy-first alternative to inbox-scanning tools.

## Pricing (per door / unit, not per property; CAD unless noted; free plan never expires)
- Free: $0 — 1 door, manual entry + email forwarding, NR4 withholding calculator, current-tax-year reports
- Pro: $29 CAD/mo ($21 USD) | $269 CAD/yr ($199 USD) — up to 5 doors, email-forwarding auto-import, dual-currency P&L, Schedule E + T776 CSV exports, 2-year tax history, AI lease extraction
- Max Snowbird: $59 CAD/mo ($44 USD) | $539 CAD/yr ($399 USD) — up to 10 doors, utility-bill forwarding (60+ providers), forwarded-email history import, 5-year tax history, priority support
- PM (sales-assisted): $99 CAD/mo incl. 25 doors, then +$2.75/door — trust accounting, owner portals + disbursements, management-fee engine, NR4/NR6 at scale (11–150 doors)
- Enterprise (sales-assisted): custom per-door — white-label portal, API, bulk NR4/T776 batch export (150+ doors)
- Adviser Snowbird (coming soon): $249 CAD/mo ($179 USD) — for CPA firms managing cross-border client portfolios; white-label client portal, API
- See /pricing or /pricing.md for full details.

## Key pages
- /software — full product feature overview
- /pricing — pricing plans and tier comparison
- /tools/cra-remittance-calculator — free Part XIII / NR4 withholding calculator
- /tools/schedule-e-calculator — free Schedule E rental income calculator
- /tools/exchange-rate — CRA annual USD/CAD exchange rates by year
- /blog/nr4-form-complete-guide — NR4 form: complete guide for non-resident landlords
- /blog/section-216-election-complete-guide — Section 216 election explained
- /blog/ontario-non-resident-landlord-guide — Ontario non-resident landlord tax guide
- /blog/bc-non-resident-landlord-guide — British Columbia non-resident landlord tax guide
- /blog/alberta-non-resident-landlord-guide — Alberta non-resident landlord tax guide
- /for/canadian-landlords-us-property — guide for Canadian landlords with US property
- /for/american-landlords-canadian-property — guide for non-resident landlords with Canadian property
- /guides — Province × State cross-border tax guides (650+ pages)
- /forms — NR4, T776, Section 216, Schedule E form guides
- /compare — comparisons with QuickBooks, Stessa, TurboTax, Buildium, and others

## Tax forms / topics covered
NR4, NR6, T776, T1135, Section 216, Part XIII withholding, Schedule E (1040-NR Part I), FIRPTA (Form 8288 adjacent), Foreign Tax Credit

## Not covered
- Generates calculation exports, not filed tax forms (no signed PDFs)
- Not for purely domestic Canadian or US landlords who have no cross-border angle (a generic tool like QuickBooks or Stessa fits better)