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Rental Property for Non-Residents in Canada

Navigating the regulations and tax implications as a non-resident property owner can be complex.

Understanding Non-Resident Status:

For tax purposes, a non-resident in Canada is an individual who does not permanently reside in country or resides in Canada for less than 183 days in a tax year without significant residential ties. Non-residents can include foreign investors, temporary residents and expatriates.

Legal Requirements for Non-Resident Property Ownership:

Non-residents can own residential and commercial properties in Canada without restrictions. However certain provinces may have additional requirements or taxes such as non-resident taxes in ON and BC. It is essential to be aware of any regional regulations before making a property purchase.

Rental Income Taxation:

Non-resident property owners must report rental income earned in Canada to CRA. Rental income is subject to Canadian income tax and nonresidents are required to file an annual Canadian tax return to report their rental income and expenses.

Withholding Tax on Rental Income:

The CRA requires tenants or property managers to withhold and remit 25% of the gross rental income to the CRA as withholding tax for non-resident property owners. However, non-residents can apply for a Section 216 Certificate to reduce the withholding tax rate based on their estimated net rental income.

Deductible Expenses:

Non-resident property owners can deduct various expenses related to their rental property like property taxes, insurance, maintenance costs, property management fees and mortgage interest. These deductions can help reduce taxable rental income and the withholding tax liability.

Property Management:

For non-resident property owners, hiring a reputable property management company can be advantageous. A property manager can handle tenant communication, rent collection, property maintenance, and compliance with local regulations on behalf of the owner.


Understanding the rules and regulations, including withholding taxes, deductible expenses, and property management, is crucial for a successful and compliant rental investment. Non-resident property owners should seek professional advice from expert income tax accountant in Toronto or real estate experts to navigate the complexities and maximize their rental property’s potential in Canada.

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