Landlord software for Canada, the U.S., and cross-border portfolios.
Manage properties, tenants, leases, rent, expenses, maintenance and reporting in one platform — whether you own in Canada, the U.S., or both. Interac and Zelle rent import, dual-currency CAD/USD books, and CRA + IRS rental reporting, with cross-border depth when your portfolio needs it.
Interac e-Transfer rent, CAD books, and T776-ready reporting.
Zelle, Venmo & Cash App rent, USD books, and Schedule E exports.
CAD + USD, Interac + Zelle, and CRA + IRS in one ledger.
Canadians with US rental property, Americans with Canadian rental property, and snowbirds who own on both sides of the border.
Tracks rent and expenses in CAD and USD from the Interac e-Transfer, Zelle, Venmo, and Cash App receipts you forward — it never connects to your inbox.
Accountant-ready CRA (Part XIII / NR4 / T776) and IRS (Schedule E) reporting data. It prepares the numbers — it does not file the return.
Canada and the United States, dual-currency (CAD + USD) at the Bank of Canada annual rate CRA accepts.
Free to start — $0, one door, no time limit, no credit card. Pro $29 CAD/mo (5 doors), Max $59 CAD/mo (10 doors + utility import).
Not a tax filer, a bank, a tenant-screening tool, or a full property-management suite. See “Is BorderBird right for you?” below.
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 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.
On the default forwarding path, rent moves directly between your tenants and your accounts — BorderBird never logs into your bank and never scans your inbox (you forward only the payment emails you choose). If you turn on optional auto-pay, payments are handled by our payment processor and settle to your own account — BorderBird still never stores your banking logins. We handle the flow, not the float. Your ledger and forwarded emails are stored encrypted in Postgres on Supabase.
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 — for landlords in Canada, the U.S., or both, with the cross-border depth the existing tools leave out.
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.
Is BorderBird right for you?
BorderBird is an all-in-one landlord platform for Canada, the U.S., or both — with cross-border depth when you need it. Here's where it fits, and where you'd want something else.
Choose BorderBird if you want
- One platform for Canadian rentals, U.S. rentals, or both
- Interac or Zelle rent tracking from the receipts you already forward
- Tenants, leases, and documents managed in one place
- Tenant maintenance requests and issue tracking
- Expenses, utilities, and dual-currency (CAD + USD) bookkeeping
- Accountant-ready CRA (T776 / NR4 / Section 216) and IRS (Schedule E) reporting
- To add a property across the border later without switching systems
You may want other software if you need
BorderBird tracks and reconciles rent from the receipts you forward — it isn't a bank and doesn't replace one.
No credit checks, background screening, or vacancy marketing. BorderBird starts once you have a tenant paying rent.
BorderBird tracks tenant maintenance requests, but it isn't a full PM platform — no vendor dispatch/management, work-order scheduling, AR/AP, or payroll.
BorderBird prepares accountant-ready data (Schedule E CSVs, T776-ready categories). It does not file returns or generate signed NR4, T776, or 1040-NR forms — you or your accountant still file.
It's software, not a cross-border accountant. Confirm every tax figure with a qualified cross-border CPA.
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). Max 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.