NR4 Slip: Complete Guide for Non-Resident Landlords

If you own Canadian rental property but live outside of Canada, the NR4 slip is one of the most important tax documents you'll encounter. This information return reports the rental income paid to you and the tax withheld on your behalf throughout the year. Understanding how the NR4 works—and how it connects to Part XIII withholding and the Section 216 election—is essential for managing your Canadian tax obligations effectively.

What Is an NR4 Slip?

The NR4 slip, officially titled "Statement of Amounts Paid or Credited to Non-Residents of Canada," is an information return that reports various types of Canadian-source income paid to non-residents. For landlords, it specifically documents rental income and the associated withholding tax deducted under Part XIII of the Income Tax Act.

Think of the NR4 as the non-resident equivalent of a T4 or T5 slip. While residents receive T-slips to report their income, non-residents receive NR4 slips for Canadian-source payments subject to withholding tax.

Key Information on the NR4 Slip

Each NR4 slip contains several critical pieces of information:

• Box 14: Country code indicating your country of residence
• Box 16: Type of income (income code)
• Box 17: Gross income paid or credited during the year
• Box 18: Non-resident tax withheld

For rental income specifically, you'll typically see income code 60 (Gross rental income from real property) or code 61 (Gross rental income from real property – election under section 216).

Who Issues the NR4 Slip?

The responsibility for issuing the NR4 slip falls on the Canadian payer—the person or entity who pays you rental income or manages the withholding process on your behalf.

Common Scenarios

If you have a property manager or agent: Your Canadian property manager typically acts as your agent for Part XIII purposes. They collect rent, withhold the required tax, remit it to the CRA, and issue your NR4 slip by the end of March following the tax year.

If tenants pay you directly: When there's no agent involved, the legal responsibility technically falls on the tenant. However, this arrangement creates complications, which is why most non-resident landlords appoint a Canadian agent to handle these obligations.

If you have an approved NR6: When you've filed an NR6 form (Undertaking to File an Income Tax Return by a Non-Resident Receiving Rent from Real or Immovable Property) and received CRA approval, your agent withholds tax on net rental income rather than gross. The NR4 slip will still be issued, but the amounts in Boxes 17 and 18 will reflect this different calculation basis.

Filing Deadlines for Payers

The agent or payer must:

• Remit Part XIII withholding tax to the CRA by the 15th day of the month following payment
• File NR4 slips and the NR4 Summary with the CRA by March 31 of the following year
• Provide copies to the non-resident recipient by March 31

Understanding Part XIII Withholding

Part XIII of the Income Tax Act requires Canadian payers to withhold tax on certain payments to non-residents. For rental income, the standard withholding rate is 25% of gross rental income.

How the 25% Withholding Works

Without any special elections, here's what happens:

1. Your tenant pays $2,000 monthly rent
2. Your agent withholds $500 (25% of $2,000)
3. You receive $1,500
4. The $500 is remitted to the CRA on your behalf
5. At year-end, you receive an NR4 showing $24,000 gross income and $6,000 withheld

This 25% rate applies to the gross rental amount—not your net income after expenses. This is a crucial distinction because it means you're being taxed before deducting mortgage interest, property taxes, maintenance costs, insurance, and other legitimate expenses.

Tax Treaty Considerations

Canada has tax treaties with many countries that may reduce the withholding rate. However, for rental income from real property, most treaties—including the Canada-US Tax Treaty—preserve Canada's right to tax this income at domestic rates. The treaty primarily helps prevent double taxation rather than reducing the Canadian withholding rate.

Reducing Withholding with the NR6 Election

The NR6 form allows non-residents to reduce their withholding tax burden significantly. Instead of withholding 25% of gross rent, an approved NR6 allows your agent to withhold 25% of estimated net rental income.

NR6 Requirements

To use the NR6 election:

1. File Form NR6 with the CRA on or before January 1 of the tax year (or before the first rental payment of the year)
2. Obtain CRA approval before your agent can apply the reduced withholding
3. Provide reasonable estimates of gross rental income and expenses
4. Commit to filing a Section 216 return for that tax year

The NR6 is filed annually, and you must re-apply each year you want to use this reduced withholding method.

Getting a Refund: The Section 216 Election

The Section 216 election is where non-resident landlords can recover overpaid withholding tax by filing a Canadian income tax return that calculates tax on net rental income at graduated rates.

How Section 216 Works

When you file a Section 216 return:

1. You report your gross Canadian rental income
2. You deduct all allowable rental expenses (mortgage interest, property taxes, insurance, repairs, property management fees, CCA if elected, etc.)
3. Your net rental income is taxed at graduated federal rates plus the 48% non-resident surtax — for a non-resident, rental income is not "earned in a province," so this federal surtax applies in lieu of provincial tax (the same in every province)
4. The Part XIII tax shown on your NR4 is applied as a credit
5. If the credit exceeds your tax liability, you receive a refund

Section 216 Filing Deadlines

This is critical: The Section 216 return has different deadlines depending on whether you filed an NR6:

• With an approved NR6: File by June 30 of the following year
• Without an NR6: File within two years from the end of the tax year

Filing late can result in losing the ability to claim the Section 216 election entirely, leaving you with the 25% gross withholding as your final tax.

Practical Example

Consider a non-resident with the following annual rental situation:

| Item | Amount | |------|--------| | Gross rental income | $36,000 | | Part XIII withheld (25%) | $9,000 | | Allowable expenses | $28,000 | | Net rental income | $8,000 |

Without Section 216, you've paid $9,000 in tax on $36,000 gross income.

With Section 216, your net income is taxed at graduated federal rates plus the 48% non-resident surtax (in lieu of provincial tax). On $8,000 of net income that works out to roughly $1,800 — so you would receive a refund of approximately $7,200.

Reading Your NR4 Slip Correctly

When you receive your NR4 slip, verify the following:

1. Your information: Name, address, and country code are correct
2. Income code: Confirms the type of income (60 or 61 for rental income)
3. Gross income amount: Matches your rental records
4. Tax withheld: Calculated correctly based on whether you had an NR6 or not

Keep your NR4 slips for at least six years—the standard CRA retention period. You'll need them when filing your Section 216 return and potentially for tax filings in your country of residence.

Reporting NR4 Income in Your Home Country

Most countries require residents to report worldwide income, including Canadian rental income. Your NR4 slip provides the documentation needed to:

• Report the Canadian rental income
• Claim foreign tax credits for Part XIII withholding
• Avoid double taxation under applicable tax treaties

For US residents, Canadian rental income is reported on Schedule E, and foreign tax credits are claimed on Form 1116. The NR4 slip serves as proof of Canadian taxes paid.

Frequently Asked Questions

What happens if I don't receive my NR4 slip?

Contact your property manager or agent first—they're responsible for issuing it by March 31. If you still can't obtain it, you can estimate your income and withholding based on your records and file your Section 216 return. Keep documentation showing your attempts to obtain the slip in case the CRA questions your filing.

Can I file a Section 216 return if