Free tools for cross-border landlords
Calculators built specifically for the workflow Canadian landlords with US property — and Americans with Canadian property — actually face every year.
No signup, no email gate.
The four most-used calculators
These cover the questions cross-border landlords ask most: what to remit, whether to elect, what the penalty is, and what the US side looks like.
Calculate your monthly 25% non-resident withholding obligation across multiple properties. Supports NR6 elections and deposit cash-basis handling.
Should you file a Section 216 return? Compare the flat 25% on gross rent against the tax on your net income — and see your estimated refund.
Countdown to the March 31 NR4 deadline, plus the late-filing penalty (ITA s.162(7.01)) and the 10%/20% Part XIII late-remittance penalty for non-resident landlords.
Estimate US rental income, deductible expenses, and net income for IRS Schedule E. Every expense mapped to the right line item.
The rest of the toolkit
Estimate the 15% gross-price withholding when a Canadian sells US real property. See what an 8288-B Withholding Certificate would save.
Quickly check whether your foreign property cost base crosses the CAD $100,000 reporting line that triggers T1135 filing.
Should you elect ECI treatment? The math says yes for almost everyone — walk through your specific numbers.
Property-level cashflow snapshot: rent in, expenses out, net monthly result. Quick estimate before a purchase.
Check whether your foreign financial accounts exceed the $10,000 USD FBAR filing threshold. Includes FATCA Form 8938 check.
Official Bank of Canada annual average USD/CAD rates accepted by CRA — every year from 2010 to present.
The other direction: the IRS yearly average rate for converting Canadian rental income into USD on Schedule E.
How much a buyer must hold back when a non-resident SELLS Canadian real estate — 25% of the gross price without a T2062 clearance certificate, or 25% of the gain with one. Includes the Quebec layer.
Count your US days across three years and see whether the IRS considers you a US tax resident — and whether Form 8840 can get you out of it.
Is your Canadian rent GST/HST-taxable? Long-term residential rent is exempt; short-term and commercial rent are not. Rate by province, plus the $30,000 small-supplier threshold.
The full tool: BorderBird the app
Calculators give you a snapshot. BorderBird automates the year-round bookkeeping behind them — forwarded-email rent import, utility capture, dual-currency P&L, and accountant-ready CSV exports for both CRA T776 and IRS Schedule E.