Tax Forms for Canadian Landlords

Every CRA and IRS form a Canadian landlord with US rental property needs to know — explained in plain language.

🇨🇦 CRA Forms

Statement of Amounts Paid or Credited to Non-Residents of Canada

The NR4 slip is issued by Canadian payers to non-residents who received Canadian-source income, incl...

Due: Last day of February following the calendar year

Undertaking to File an Income Tax Return by a Non-Resident Receiving Rent from Real Property or Receiving a Timber Royalty

Filing an NR6 allows a non-resident landlord to reduce their withholding tax from 25% of gross rent ...

Due: Before the first rental payment of the year (ideally by January 1)

T776

Statement of Real Estate Rentals

Form T776 is used by Canadian residents (and non-residents filing a Section 216 return) to report re...

Due: April 30 (or June 15 if self-employed) — attached to T1 return

Section 216

Section 216 Election — Non-Resident Rental Income Return

A Section 216 election allows non-residents to file a Canadian income tax return on their net rental...

Due: 2 years from the end of the tax year (e

Part XIII

Part XIII Withholding Tax on Non-Resident Income

Part XIII of the Income Tax Act imposes a 25% withholding tax on certain payments to non-residents, ...

Due: 15th of the month following each payment (monthly remittance)

NR7-R

Application for Refund of Part XIII Tax Withheld

Used to claim a refund of Part XIII tax that was over-withheld. Common when a property was sold mid-...

Due: 2 years from the end of the calendar year in which the tax was withheld

T1135

Foreign Income Verification Statement

Canadian residents who own foreign property (including US real estate) with a cost of more than CAD ...

Due: Same as T1 return (April 30 or June 15 if self-employed)

T2125

Statement of Business or Professional Activities

Used when rental activities cross the line into a business (e.g., Airbnb with services). Differs fro...

Due: April 30 or June 15 attached to T1 return

🇺🇸 IRS Forms

Schedule E

Supplemental Income and Loss (from rental real estate)

US Schedule E is used by non-resident alien landlords who elect to treat US rental income as effecti...

Due: April 15 (or June 15 for non-residents with no US withholding) — attached to Form 1040-NR

Form 1040-NR

US Nonresident Alien Income Tax Return

The primary US income tax return for non-resident aliens, including Canadian landlords with US renta...

Due: April 15 (or June 15 if no wages subject to US withholding)

Form W-7

Application for IRS Individual Taxpayer Identification Number (ITIN)

Canadian landlords who do not have a US Social Security Number must obtain an ITIN to file US tax re...

Due: Applied for with first 1040-NR or when needed for FIRPTA

Form 4562

Depreciation and Amortization

Used to claim depreciation on US rental property. Residential rental property depreciates over 27.5 ...

Due: Attached to Schedule E and 1040-NR by April 15 or June 15

FBAR (FinCEN 114)

Report of Foreign Bank and Financial Accounts

US persons (including Canadian citizens with US green cards or substantial presence) must file an FB...

Due: April 15 (automatic extension to October 15)

Form 8840

Closer Connection Exception Statement for Aliens

Canadian landlords who spend significant time in the US may meet the Substantial Presence Test and b...

Due: June 15 of the following year

Form 8288

US Withholding Tax Return for Dispositions by Foreign Persons of US Real Property Interests (FIRPTA)

When a Canadian sells US property, the buyer is required to withhold 15% of the gross sale price und...

Due: 20 days after the date of transfer

Form 8938

Statement of Specified Foreign Financial Assets (FATCA)

US persons with specified foreign financial assets exceeding $50,000 (or $100,000 for joint filers) ...

Due: April 15 — attached to Form 1040 or 1040-NR

Form W-8ECI

Certificate of Foreign Person's Claim That Income Is Effectively Connected With the Conduct of a Trade or Business in the United States

Canadian landlords who elect to treat US rental income as Effectively Connected Income (ECI) under I...

Due: Provided to the withholding agent before the first rental payment; renewed every 3 years

Form 8833

Treaty-Based Return Position Disclosure Under Section 6114 or 7701(b)

Canadian landlords who claim treaty benefits under the Canada-US Tax Treaty (e.g., reduced withholdi...

Due: Attached to Form 1040-NR by April 15 (or June 15 for non-residents with no US withholding)

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