Rental accounting software for non-resident landlords.
Left Canada but still renting out the condo? BorderBird computes your CRA Part XIII / NR4 withholding, shows the NR6 and Section 216 position, and reconciles rent from the emails you forward — from one ledger, without touching your inbox or your money.
BorderBird is rental accounting software built specifically for non-resident landlords. It computes your CRA Part XIII / NR4 withholding — 25% of gross rent, or 25% of net with an approved NR6 — from the same ledger it uses for your reports, builds the monthly remittance schedule with 15th-of-the-following-month due dates, and tracks the NR4 slip deadline. For owners who also file in the US, it maps every expense to its IRS Schedule E line. You forward your rent-payment emails and it reconciles them; it never connects to your inbox. Free to start.
The four things a non-resident landlord needs that generic tools ignore.
Each is a shipped feature, not a roadmap promise.
25% of gross rent by default, or 25% of net with an approved NR6 (mortgage principal correctly excluded). BorderBird builds the CRA remittance schedule with every 15th-of-the-following-month deadline and keeps a running credit account, so you always know what's owed.
BorderBird shows the gross-vs-net difference an NR6 makes and tracks the figures behind a Section 216 return, so you can decide with numbers instead of guesswork. It prepares accountant-ready data — it doesn't file the election for you.
Forward your Interac e-Transfer, Zelle, Venmo, or Cash App notifications to a private BorderBird address and each is matched to the right tenant and lease. Interac auto-posts on a confident match; US rails are staged for one-click confirm. No OAuth into your inbox, no bank scraping, no money held — the privacy-first design non-residents need when they can't easily log into Canadian banking from abroad.
If you also report the rental in the US, BorderBird maps each expense to its IRS Schedule E line and produces a T776 for the Canadian return, with dual-currency P&L at CRA-accepted Bank of Canada annual rates. One set of books, both sides of the border.
BorderBird vs Stessa vs Buildium — on the non-resident axis
Stessa and Buildium are good tools for domestic US landlords. Neither is built for the Canadian non-resident obligations a cross-border owner actually has.
| For a non-resident landlord | BorderBird | Stessa | Buildium |
|---|---|---|---|
| CRA Part XIII / NR4 withholding calculation | Built-in | Not supported | Not supported |
| NR6 net-withholding & Section 216 position | Built-in | Not supported | Not supported |
| Dual-currency reporting (CAD + USD) | Built-in | USD only | USD only |
| Schedule E + T776-ready exports | Both | Schedule E only | Limited |
| Rent import without a bank or inbox connection | Forwarded email | Bank link | Bank link |
| Trust accounting + owner disbursements | PM tier | Not supported | Yes (US, no NR4) |
| Built for non-resident / cross-border owners | Yes | No | No |
The comparison is about fit, not quality: Stessa and Buildium do more in the domestic-US categories where a non-resident owner doesn't need help, and nothing in the Canadian non-resident categories where they do.
Priced per door. Start free, no time limit.
Free covers one door, free with no time limit. Pro covers up to 5 doors at $29 CAD / $21 USD per month (or $269 CAD / $199 USD per year) and adds forwarding auto-import and the AI assistant. Max Snowbird covers up to 10 doors and adds utility-bill forwarding at $59 CAD / $44 USD per month. Past 10 doors, the sales-assisted PM plan starts at $99 CAD/mo including 25 doors.