Plans for every stage of your rental portfolio
Start free with 1 door and email-forwarding rent auto-import. Upgrade to Pro (up to 5 doors) or Max (up to 10 doors) for AI assistance, tax CSV exports, and multi-year history. Running a PM business? PM and Enterprise scale per door below.
Plan
- ✓1 door (1 property) · up to 2 tenants
- ✓Email forwarding auto-import + manual entry
- ✓CRA remittance calculator
- ✓Current tax year reports
- ✓Free forever · no card needed
Plan
- ✓Up to 5 doors (units)
- ✓Everything in Free, plus:
- ✓AI Lease Wizard (PDF extraction)
- ✓AI Expense categorisation
- ✓NR4 & T776 exports (🇨🇦 CRA)
- ✓Schedule E Tracking (🇺🇸 IRS)
- ✓2-year history
- ✓CRA receipt uploads & audit trail
Plan
- ✓Up to 10 doors (units)
- ✓Everything in Pro
- ✓Complete lease history & document storage
- ✓Utility-bill forwarding (60+ providers)
- ✓Forwarded email history import (any inbox)
- ✓Per-tenant payment attribution
- ✓5-year history
- ✓Priority support
Pick whichever fits each tenant. BorderBird matches every payment to the right door and tenant either way.
Tenants pay by Interac e-Transfer or Zelle. Forward the notification email and BorderBird reconciles it automatically. $0 — BorderBird never touches your money.
Tenants pay automatically by bank transfer. You choose: absorb the $6.00 flat fee per transaction or pass it to the tenant. Cards are not available for rent.
Past 10 doors you're running a business, not a portfolio. These plans add trust accounting, owner portals, and NR4/NR6 at scale — set up with our team.
- ✓Everything in Max
- ✓Trust accounting (per-owner ledgers)
- ✓Owner portals + owner disbursements
- ✓Management-fee engine
- ✓NR4 / NR6 at scale
- ✓Everything in PM
- ✓White-label portal & branding
- ✓API access & integrations
- ✓Dedicated support
- ✓Bulk NR4 / T776 batch export
Pricing FAQ
How much does BorderBird cost?
BorderBird has a free plan ($0, 1 door) plus two paid plans: Pro at $29 CAD/mo ($21 USD) for up to 5 doors, and Max at $59 CAD/mo ($44 USD) for up to 10 doors. Property managers use the sales-assisted PM plan from $99 CAD/mo (11–150 doors). Annual billing saves about 22%.
Is there a free plan, and does it expire?
Yes. The Free plan is $0 with no time limit — it never expires. It includes 1 door, manual rent and expense entry plus email forwarding, the CRA NR4 withholding calculator, and current-year reports. No credit card is required to start.
What's the difference between Pro and Max?
Email-forwarding rent auto-import is included free. Pro ($29 CAD/mo) covers up to 5 doors and adds AI lease extraction, AI expense categorisation, dual-currency P&L (CAD + USD), Schedule E and T776 CSV exports, and 2 years of tax history. Max ($59 CAD/mo) covers up to 10 doors and adds utility-bill forwarding, forwarded-email history import, 5 years of tax history, and priority support.
Is BorderBird priced per property or per door?
Per door (unit), not per property. An 8-unit building counts as 8 doors. Free includes 1 door, Pro up to 5, and Max up to 10. Above 10 doors, the sales-assisted PM plan is priced per door ($99 CAD/mo including 25 doors, then $2.75/door/month).
Do I need a credit card to start, and can I cancel anytime?
No credit card is needed to start on the Free plan. Paid plans are month-to-month or annual and can be cancelled anytime; you keep full CSV export of your data on any plan, so there is no lock-in.
Is there a plan for property managers or CPA firms?
Yes. The PM plan (sales-assisted) starts at $99 CAD/mo including 25 doors, then $2.75/door, for 11–150 doors, with trust accounting, owner portals, and NR4/NR6 at scale. Enterprise (150+ doors) is custom. An Adviser plan for CPA firms is coming soon: $99 CAD/mo including 5 clients, then $15/client/month. Connecting to a client's portfolio is free — you are paying for practice tooling (batch NR4/T776 across every client, branded reports, a named contact), not for access. It gives your practice access to portfolios your clients already own, so each client keeps their own plan and their own data, and can end your access at any time. It is not a way to license BorderBird on your clients' behalf.
Start on the free plan.
One property, no time limit, no card. Move up only when the portfolio does.