CanadaUnited StatesCross-border
The only rental accounting software
that speaks both CRA and IRS.
Properties, tenants, leases, rent and expenses in one place — for Canadian rentals, U.S. rentals, or both at once.
It prepares a T776 and a line-mapped Schedule E — calculation-ready for you or your accountant to file.
Free on your first propertyCAD and USD side by sideT776 and Schedule E ready
app.borderbird.com/demo
Sample portfolio
Canada + United States · one ledgerSample data — not real money.
Rent collected
C$30,250.00
US$12,000.00
Monthly rent roll
C$6,050.00
US$2,400.00
Properties
3
NR4 withholding (est.)
C$7,562.50
Properties
Maple Street Duplex
218 Maple St, Ottawa, ON
ONNR landlord
Cedar Lane Townhouse
74 Cedar Ln, Victoria, BC
BCNR landlord
Sandpiper Way Condo
1120 Sandpiper Way, Sarasota, FL
IRS
Reconciled rent· 15 payments matched to leases
2026-05-03Dana Whitfield
+US$2,400.002026-05-02Alex Tremblay
+C$2,850.002026-05-02Priya Singh
+C$3,200.002026-04-03Dana Whitfield
+US$2,400.002026-04-02Alex Tremblay
+C$2,850.00The live sample portfolio, exactly as the app renders it. BorderBird prepares these reports — your accountant files them.
Start where you are
One platform, whichever side you own on.
Most landlord software assumes one country. If your portfolio ever crosses the border, you don't want to be migrating systems at the same time.
Canadian landlords
Interac rent, CAD books, and T776-ready reporting.
BorderBird for Canada →
U.S. landlords
Zelle, Venmo and Cash App rent, USD books, Schedule E.
BorderBird for the U.S. →
Cross-border landlords
Both countries in one ledger — CAD+USD, CRA+IRS.
Cross-border tools →
Three things it does, quietly.
01
It sees the money arrive
Forward an Interac, Zelle, Venmo or Cash App receipt to a private address and it lands on the right lease, in the right month, in the right currency. No inbox access. No bank connection required.
02
It does the arithmetic you keep getting wrong
Part XIII withholding on gross, or on net once your NR6 is approved. The remittance schedule built around the 15th. Paid-ahead and behind kept as different numbers, because they are.
03
It hands your accountant something clean
A T776 and a line-mapped Schedule E for the same property, in both currencies — every figure traceable to the ledger line it came from. Your accountant opens the year already reconciled and files from a clean set of books.
Free tools
Answer the question first.
No signup, no email. If a calculator settles it, use the calculator.
Guides · 13 provinces
Every province, every state,
worked through properly.
The rules change depending on where the property sits and where you file. Pick your province and we'll show you the state pairings, the forms each side wants, and the deadlines that actually bite.
Key topics
The things that cost money to get wrong.
Canadian Landlord with US Rental Property: Complete Tax Guide
A complete guide for Canadian residents who own rental property in the US, covering both CRA reporting requirements (T1135, foreign income) and IRS obligations (1040-NR, Schedule E).
NR4 Slip: Complete Guide for Non-Resident Landlords
Everything a non-resident landlord needs to know about the NR4 slip — what it is, who issues it, how Part XIII withholding works, and how to get a refund via a Section 216 election.
T776 Statement of Real Estate Rentals: Line-by-Line Guide
A detailed walkthrough of every line on CRA Form T776, with examples for Canadian landlords and non-residents filing a Section 216 return.
Part XIII Withholding Tax: What Non-Resident Landlords Must Know
Part XIII of the Income Tax Act requires 25% withholding on gross rents paid to non-residents of Canada. This guide covers who must withhold, how to remit, and how to reduce the rate.
Section 216 Election: How Non-Residents Recover Over-Withheld Tax
The Section 216 election lets non-resident landlords file a Canadian tax return on net rental income instead of paying 25% on gross rents. Most get a significant refund.
NR6: How to Reduce Your Part XIII Withholding from Gross to Net
Filing an NR6 with CRA allows your property manager to withhold Part XIII tax on net rental income (after expenses) instead of the full 25% on gross rents. Here's how to file it.
Plainly
What is BorderBird?
What is BorderBird?
BorderBird is all-in-one landlord software for Canada and the United States. It manages properties, tenants, leases, rent, expenses and rental reporting for Canadian landlords, US landlords, and landlords who own on both sides of the border. It imports rent from the payment receipts you forward (Interac e-Transfer, Zelle, Venmo, Cash App), keeps a dual-currency (CAD + USD) ledger, and prepares accountant-ready CRA (NR4 / Part XIII, T776, Section 216) and IRS (Schedule E) rental reporting — with deeper cross-border capabilities when your portfolio needs them.
Who is BorderBird for?
Landlords in Canada, the U.S., or both: a Canadian landlord with Canadian rentals, a U.S. landlord with U.S. rentals, a Canadian who owns U.S. property (Florida, Arizona, Texas snowbirds), a U.S. resident who owns Canadian property, dual-residents with rental income on both sides, and the accountants who serve them. BorderBird's distinctive strength is that the same system keeps working if your portfolio crosses the Canada-U.S. border — so you can start in one country and never switch software when you expand.
How does BorderBird import rent without connecting to my bank or inbox?
You forward the rent-payment emails you already receive — Interac e-Transfer, Zelle, Venmo, or Cash App notifications — to a private BorderBird address, and BorderBird matches each one to the right tenant and lease. It never connects to or reads your inbox and never logs into your bank: no OAuth into Gmail, no screen-scraping, and on this forwarding path it never holds your money (optional auto-pay is available if you want it). You forward only the emails you choose. On the free $0 plan you can forward an Interac e-Transfer or Zelle receipt and BorderBird reconciles it to your ledger at no cost. BorderBird is the only tool built for the cross-border case — it reconciles both Interac and Zelle receipts into one dual-currency CAD+USD ledger and computes both CRA and IRS; Canada-only tools handle Interac and US tools use bank feeds, but neither crosses the border. (Venmo and Cash App are on Pro.)
What cross-border tax forms and calculations does BorderBird handle?
On the Canadian side: CRA Part XIII 25% non-resident withholding (on gross, or on net with an NR6 on file), the monthly remittance schedule using the 15th-of-the-following-month rule, NR4 slips, T776 rental statements, and Section 216 data. On the US side: IRS Schedule E with every expense mapped to the correct line. Currency is converted using Bank of Canada annual-average rates accepted by the CRA. BorderBird produces calculation-ready exports for your accountant, not signed filed forms.
How much does BorderBird cost?
There is a free plan ($0) for one door with no credit card required — including email-forwarding rent auto-import. Pro is $29 CAD/month (up to 5 doors) and adds AI lease extraction + expense AI, dual-currency P&L, and Schedule E + T776 CSV exports. Max is $59 CAD/month (up to 10 doors) and adds utility-bill forwarding and multi-year history. Property-manager and adviser tiers are available for larger portfolios and CPA firms.
Stop doing the math manually.
Free for one property, no time limit and no card. Forward a rent receipt and watch it land on the ledger.
US landlord with Canadian property?