The only landlord software built for both sides of the border.
Rent. Utilities. Cashflow. Tax reporting. One ledger that calculates your CRA Part XIII obligations and exports Schedule E line-mapped CSVs your US accountant can drop straight into Form 1040-NR.
Built around the four problems cross-border landlords actually have.
Each pillar is a real feature shipped today, not a roadmap promise.
After you connect Gmail, BorderBird scans for Interac e-Transfer notifications and matches them to your tenants by name. Recent payments import automatically. Historical payments go to a review queue so you can confirm the tenant and month before they land in your books. First-and-last splits, deposits held vs applied, vacating tenants — all handled.
BorderBird scans your inbox for bills from 60+ utility providers — Hydro One, Enbridge, Toronto Water, ConEd, PG&E, Veolia and more — and imports each one against the right property. Available on the Max Snowbird plan only.
Every property reports its profit and loss in both currencies simultaneously, using the Bank of Canada annual rate CRA accepts. No spreadsheet bridging between your US Schedule E and your Canadian T776.
Calculate Part XIII withholding monthly using the 15th rule. Export Schedule E line-mapped CSVs. Expenses use T776-ready category names. We don't generate filed forms — we generate accountant-ready data.
Upload your lease PDF and BorderBird extracts tenant names, rent amount, and lease dates automatically. Track co-tenants, security deposits, and last-month deposits. Full lease history when tenants renew.
Why no one built this before
The rental property software market splits cleanly into two camps. US tools — Stessa, REI Hub, RentRedi — assume you're filing one Schedule E with the IRS, in USD, with no foreign tax wrinkles. Canadian tools assume you're filing T776 with CRA, in CAD, with all your tenants inside Canada.
Cross-border landlords don't fit either. A Canadian who owns a Phoenix rental has to report the same income twice — once on Schedule E in USD for the IRS, once on T776 in CAD for CRA — and reconcile the foreign tax credit between them. An American who owns a Toronto rental gets 25% of every rent payment held by a Canadian property manager under Part XIII, then has to choose whether to file a Section 216 election to potentially recover a significant portion, depending on their net rental income.
None of that fits in QuickBooks. None of it fits in Stessa. The workaround for years has been a spreadsheet, an accountant, and a lot of late-March stress. BorderBird is the spreadsheet, plus the accountant's view, plus the workflow — built for the audience the existing tools ignore.
BorderBird vs QuickBooks for landlords
QuickBooks is general accounting software you bend into a landlord workflow. BorderBird starts from the workflow.
| Feature | BorderBird | QuickBooks |
|---|---|---|
| Gmail rent import (Interac, Zelle, Venmo, Cash App) | Built-in | Manual entry |
| Utility bill scan (60+ providers) | Built-in (Max plan only) | Manual entry |
| Dual currency CAD + USD per property | Built-in | Single base currency |
| Bank of Canada annual FX automation | Built-in | Manual lookup |
| CRA Part XIII withholding calculator | Built-in | Not supported |
| NR4 reporting-month logic (15th rule) | Built-in | Not supported |
| Schedule E line-mapped CSV export | Built-in | Custom report build |
| T776-ready expense categories | Built-in | Custom report build |
| Generic invoicing, AR/AP, payroll | Out of scope | Yes |
QuickBooks does more than BorderBird in the categories where landlords don't usually care. BorderBird does the cross-border-specific work QuickBooks treats as your problem.
Three tiers. Built for one tax year of free use.
Free Snowbird covers one property for a full year. Pro adds unlimited properties at $19 CAD / $14 USD per month (or $179 CAD / $129 USD per year). Max Snowbird unlocks utility import at $39 CAD / $28 USD per month (or $359 CAD / $259 USD per year).
Need to unlock a past tax year? Tax Year Unlock is a one-time $79 CAD add-on — no subscription required.