Non-Resident Owners – LandLord Property and Rental Management

NON-RESIDENT

Property Management
for Non-Resident Owners

Our Non-Resident Services are built for Non-Resident Owners who live abroad but own property in Canada.

From rent collection to tax compliance, we make managing your investment simple and stress-free.

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Non-resident Owners Often Face Challenges With Canadian Tax Compliance

Owning a GTA rental from abroad brings complex CRA obligations: mandatory withholding, slip filings, schedules with strict deadlines. Miss a deadline or under-remit and you risk penalties and interest.

Talk to a Non-Resident Advisor
Talk to a Non-Resident Advisor
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How We Simplify Non-Resident Compliance

We serve as your Canadian tax agent—remitting, reporting, and reminding—so you stay compliant from anywhere.

You sign one NR6 form once a year → this lets us remit less tax up-front.
We send the CRA that reduced tax each month.
We create an NR4 slip in February → it’s like a T4 for rental income.
You file a Section 216 return, using the NR4 to square up with the CRA.

NR 6 Election

Lower your upfront tax
When: Before the first rent of each calendar year

Your Part: Sign our pre-filled NR6 and send a quick projected-expense sheet.
Our Part: Review, e-file with CRA, and confirm approval.

Monthly Tax Remittance

Send the CRA the right amount—automatically
When: Every rent cycle

Your Part: Sign our pre-filled NR6 and send a quick projected-expense sheet.
Our Part: Review, e-file with CRA, and confirm approval.

NR4 Slip

Your annual “T-4” for rental income
When: Issued by mid-February

Our Part: Generate NR4, file copy with CRA, upload to client portal.
Your Part: Download the slip for your records or accountant.

Section 216 Return

Final reconciliation with the CRA
When: File by June 30 (balance due Apr 30)

Our Part: Email deadline reminders in April & June; stand by for CRA questions.
Your Part: Give NR4 to your accountant or file online; pay any top-up tax.

Our Global Client Community

Over 30 years, we’ve served hundreds of landlords living around the world.

Whether you’ve returned to your birth country, been relocated for work, or built your portfolio from overseas, you can trust LandLord to bridge the gap—and keep your Canadian tax affairs on track and compliant.

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Statistics showing 700+ Canadian agent appointments, 1500+ NR6 elections filed, clients in 62 countries, and zero late NR4 filings since 1995
Statistics showing 700+ Canadian agent appointments, 1500+ NR6 elections filed, clients in 62 countries, and zero late NR4 filings since 1995

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Quick FAQs

Determining your residency

Should you believe you are a resident despite the fact you reside outside of Canada, you can complete an NR73 Questionnaire to Determine Residency and send it in to CRA for their determination. It can take a couple of months to hear back, so it’s best to submit the questionnaire as soon as possible.

The moment your property manager starts collecting your rents, they are duty bound to CRA to remit 25% of the gross rents until a determination letter from CRA is received confirming your residency status.

It’s important to note that CRA is the only authority that can determine a your residency status. A letter from an accountant such as KPMG stating your residency will not suffice during a CRA audit. To be compliant, CRA’s letter confirming residency will avoid the property manager from being at risk of a penalty equal to 25% of the gross rents collected on your behalf.

In addition, should you be audited, and you have failed to comply with any of the above options, you will also be at risk of a penalty.

Remitting 25% of Gross

The payer of the rent, such as a tenant or a property manager (if the property manager is first collecting the rent and then submitting to the owner), must withhold non-resident tax at the rate of 25% on the gross rental income paid or credited to you.

At the end of the calendar year, the payer must give you an NR4 slip showing the gross amount of rental income collected and the amount of non- resident tax withheld and remitted to CRA.

Generally, the non-resident 25% tax withheld is considered your final tax obligation to Canada on the rental income. However, you are given two years from the end of the year, in which to file your Section 216 (the name of the return) return and be reimbursed for any overpayment of tax.

Remitting 25% of Net (by Assigning Canadian Agent)

Assign “Canadian Agent”, ideally your Property Manager and Submit NR6

Remitting 25% of the gross rent in most circumstances can be financially challenging. We recommend assigning someone that lives in Canada to be your “Canadian Agent” for non-resident tax withholding purposes. This can be anyone providing they live in Canada, commonly it’s your property manager.

To have non-resident tax withheld on your net rental income (revenue minus expenses), you and your Canadian Agent must complete form NR6, Undertaking to File an Income Tax Return by a Non-Resident Receiving Rent from Real Property and send it to CRA for approval. For the calculation of expenses, you can use mortgage interest, property taxes, insurance, condominium fees, property management fees, utilities (assuming the tenant isn’t paying them), and general repairs and maintenance.

The NR6 form must be filed for every calendar year or before the first rent payment is due. For example, if you have a tenant moving in for the first time on March 1st, the NR6 must be filed before March 1st for the period of March 1 to December 31. Then going forward an NR6 must be filed before January 1st of each year for the period of January 1 to December 31.

When completing the expense portion on the NR6, you are basing your calculations on what you anticipate your expenses to be in the coming year. This is usually a best guess scenario. It’s only once the year is over, and you’ve paid all the expenses that you truly know how close you were when estimating the expense portion of the NR6. If you discover you haven’t paid enough tax, then you have until April 30th the following year to pay CRA without incurring interest.

However, keep in mind you still have until June 30th of the same following year to file your Section 216 without incurring any penalties. Should you owe money to CRA, you will incur interest starting from May 1st. For example, if you are filing your taxes for 2023, you have until April 30th, 2024 to pay anything owing without incurring interest and June 30th, 2024 to file your 2023 Section 216 without incurring a penalty and interest for filing.

It’s important to note that when your property manager signs the NR6 with the Non-Resident, the property manager is in effect guaranteeing to CRA that you will file your Section 216 on time. Failure to do so will result in penalties being assigned to your property manager.

What are Non-Resident Landlord Services?

Our Non-Resident Services are designed for property owners who live outside Canada but own rental properties here. We handle property management, tenant relations, rent collection, and tax compliance on your behalf.

Do non-resident property owners need to pay Canadian tax?

Yes. According to the Canada Revenue Agency (CRA), Non-Resident Owners must pay withholding tax on Canadian rental income.. We assist with filing the required NR6 and NR4 forms to help reduce upfront tax withholding and ensure compliance.

How do I receive my rental income as a non-resident?

We collect rent from tenants in Canada, deduct applicable expenses, and transfer your net rental income to your designated account — giving you clear monthly statements through our client portal.

Can you help with NR6 and NR4 tax forms?

Yes. Our team assists with preparing and submitting NR6 forms (to reduce withholding tax) and provides NR4 slips for annual reporting, keeping you compliant with the Canada Revenue Agency (CRA).

What if I live overseas but want full transparency?

All non-resident owners get 24/7 access to our client portal, where you can track rent payments, expenses, notices, and monthly reports in real time.

Do you also manage tenant issues for non-residents?

Yes. We handle everything from tenant placement and rent collection to maintenance requests and legal notices, ensuring your property is professionally managed while you’re abroad.

Why should I use Non-Resident Property Management?

Because Canadian tax rules and rental compliance can be complex for non-residents. Our Non-Resident Services simplify ownership, protect your investment, and ensure you remain tax-compliant while maximizing rental returns.

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