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.
Set up one forwarding filter — set once — and your Interac e-Transfer notifications land at your private BorderBird address, matched to your tenants by name. BorderBird never connects to your inbox; you forward only the payment emails that matter. 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.
Forward your utility-bill emails from 60+ providers — Hydro One, Enbridge, Toronto Water, ConEd, PG&E, Veolia and more — and BorderBird reads them, importing each one against the right property. It never connects to your inbox. 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 |
|---|---|---|
| Forwarded rent import (Interac, Zelle, Venmo, Cash App) | Built-in | Manual entry |
| Forwarded utility bill import (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.
Priced per door. Start free, no time limit.
Free Snowbird 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). Max Snowbird covers up to 10 doors and unlocks utility import at $59 CAD / $44 USD per month (or $539 CAD / $399 USD per year). Past 10 doors, the per-door PM (11–150) and Enterprise (150+) plans take over.
Need to unlock a past tax year? Tax Year Unlock is a one-time $79 CAD add-on — no subscription required.