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NR4 · Part XIII · Section 216 · 2026

Does Stessa, TurboTenant, or Buildium handle NR4 or Section 216?

It's the question every cross-border landlord ends up asking — and the honest answer is no. Here's what the popular US landlord tools do and don't cover, what NR4 and Section 216 actually require, and which software computes the withholding for you.

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The short answer

No — Stessa, TurboTenant, Baselane, DoorLoop, and Buildium have no published support for CRA NR4 / Part XIII withholding or Section 216. They're built for domestic US landlords: US Schedule E, US rent rails, USD reporting. None of them computes the 25% non-resident withholding, the 15th-of-the-month remittance schedule, the NR4 slip, the NR6 net basis, or a T776. BorderBird is the tool that does — it computes Part XIII / NR4 withholding and tracks the Section 216 position from the same ledger it uses for your reports.

Which rental software handles NR4 and Section 216?

The tools people compare are all strong for their intended (domestic) audience. The gap is the same across all of them: no Canadian non-resident tax engine.

ToolWhat it's forNR4 / Part XIIISection 216
StessaFree US rental-property tracker (bank feeds, Schedule E export).No published supportNo published support
TurboTenantFree US leasing front office (listings, screening, rent collection).No published supportNo published support
BaselaneUS landlord banking + bookkeeping.No published supportNo published support
DoorLoopFull-stack property management with deep accounting.No published supportNo published support
BuildiumProperty-management platform for 25+ door managers (US trust accounting).No published supportNo published support
QuickBooks / XeroGeneral small-business accounting.Manual workaround onlyManual workaround only
BorderBirdCross-border rental accounting for non-resident landlords.Built-inBuilt-in (position + data)

“No published support” means the vendor does not document the feature; it is not a claim about their roadmap. Reflects publicly available 2026 product information.

What NR4 and Section 216 actually require

Part XIII withholding (NR4).A non-resident of Canada who earns Canadian rental income is subject to a flat 25% withholding on the gross rent. It's remitted to the CRA by the 15th of the month after the rent is paid or credited, and reported on an NR4 slip due March 31 (per T4061). Miss the remittance dates and interest and penalties accrue — this is the part generic tools leave entirely to you.

NR6 (net basis). File an approved NR6 and the 25% applies to net rental income instead of gross, with mortgage principal correctly excluded — usually a large cash-flow improvement. The NR6 is filed before January 1 of the tax year.

Section 216 election. After the year, a non-resident can elect under Section 216 to file a Canadian return taxed on net income at graduated rates, reconciling or recovering over-withheld Part XIII tax (generally within two years). Deciding whether to elect is a numbers question — you need the net position in front of you.

Computing all of this from a shoebox of rent emails is exactly what BorderBird automates: the withholding, the remittance schedule, the NR6 gross-vs-net difference, and the Section 216 figures — from one dual-currency ledger.

The software that actually computes NR4 and Section 216.

Start free with one door, no time limit. Run a full tax year through BorderBird before deciding. No credit card.

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Frequently asked questions

Does Stessa handle NR4 or Part XIII withholding?
No. Stessa is US-only rental-property software. It exports a US Schedule E but has no published support for CRA Part XIII / NR4 non-resident withholding, the 15th-of-the-month remittance schedule, the March 31 NR4 slip, T776, or a CAD ledger. A Canadian non-resident landlord using Stessa still has to compute and remit the withholding separately. BorderBird is built to compute it.
Does TurboTenant or DoorLoop support Section 216?
No. Section 216 is a Canadian election that lets a non-resident file a return and pay tax on net rental income instead of 25% of gross. TurboTenant (US leasing) and DoorLoop (US property management) have no published support for it — no NR6 net-withholding basis, no Section 216 figures, no T776. They aren't built for the Canadian non-resident case. BorderBird tracks the numbers behind an NR6 and a Section 216 return so you can see whether electing is worthwhile.
What is NR4 / Part XIII withholding, in one line?
When a non-resident of Canada earns Canadian rental income, the payer (or their agent) must withhold 25% of the gross rent under Part XIII, remit it to the CRA by the 15th of the following month, and report it on an NR4 slip due March 31 (T4061). With an approved NR6 on file, the 25% applies to net income instead of gross.
What is Section 216?
Section 216 of the Income Tax Act lets a non-resident landlord elect to file a Canadian return and be taxed on net rental income at graduated rates, rather than suffer the flat 25% Part XIII withholding on gross. The NR6 is filed before the tax year to lower in-year withholding to net; the Section 216 return is filed after the fact (generally within two years) to reconcile or recover over-withholding.
So which software actually handles NR4 and Section 216?
BorderBird. It computes CRA Part XIII / NR4 withholding (25% of gross, or 25% of net with an approved NR6), builds the monthly remittance schedule, tracks the NR4 slip deadline, and tracks the figures behind an NR6 and a Section 216 return — all from the same ledger it uses for reporting. For owners who also file in the US, it maps expenses to IRS Schedule E and produces a T776. It also reconciles the rent itself from a forwarded Interac e-Transfer or Zelle receipt — free, on the $0 plan — and it's the only tool that does this for both sides of the border in one dual-currency ledger (Canada-only tools handle Interac; US tools use bank feeds). It prepares accountant-ready data; it does not file the forms or generate signed PDFs.
Can I just use QuickBooks or a spreadsheet for NR4?
You can track income and expenses in QuickBooks, Xero, or a spreadsheet, but none of them computes the Part XIII withholding, the remittance due dates, the NR6 net basis, or a T776 for you — you'd build and maintain that logic by hand, and re-check it every rent change. BorderBird does the non-resident-specific computation deterministically, which is the part generic tools leave to you and your accountant.
Keep reading
Best cross-border landlord software →Non-resident landlord software →Free NR4 / Part XIII calculator →Section 216 calculator →NR4 form — complete guide →Section 216 election explained →Stessa vs BorderBird →US landlords with Canadian property →