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Non-Resident Tax Returns · North York · Licensed CPA

Non-Resident Tax Returns Filing in North York

We prepare and file Canadian non-resident tax returns for owners of North York property and other Canadian income, section 216 rental returns, NR6 undertakings, section 116 dispositions and treaty-based filings, entirely remotely.

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Non-Resident Clients
Filing plus non-resident tax returns, treaty and property work
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Non-Resident Tax Accountants in North York

North York is one of Toronto's densest districts, with a large stock of condominiums and homes around North York City Centre, Willowdale and Bayview, and many of these units are held by owners who now live abroad or by former residents who kept Canadian property after leaving. As a non-resident, Canada taxes you only on certain Canadian-source income, such as rent from a North York property, employment or business income earned in Canada, and gains when you sell Canadian real estate, and the rules behind each, Part XIII withholding, section 216, NR6, section 116 and any tax treaty, are precise and leave little room for error.

By default, 25% is withheld on the gross rent from a Canadian property, but a section 216 election lets you pay tax on the net income at regular graduated rates, usually far less, and an NR6 approved before the year keeps cash in your hands. On a sale, section 116 governs the withholding and the clearance certificate. We manage every part of this remotely, wherever you live. For the full rules, please read our Non-Resident Tax Returns guide, or see all our North York CPA services.

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Gondaliya CPA team - non-resident tax returns North York

Non-Resident Canadian Tax Facts

Part XIII withholding
25%
Section 216 taxes
Net rent
Section 216 deadline
2 years
NR6 filed
Before year
Filing fee
From $400
Filed
Remotely

Our Non-Resident Tax Return Services in North York

📋

Residency & Filing Review

We confirm your Canadian tax residency and identify exactly what you must file on your Canadian-source income.

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Section 216 Rental Returns

We elect and file section 216 so you pay tax on net rental income at regular rates, not 25% on gross rent.

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NR6 Undertakings

We prepare the NR6, approved before the year, so your agent withholds 25% on net rather than gross rent.

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Section 116 Dispositions

We handle the clearance certificate and disposition return when you sell Canadian real estate as a non-resident.

🧾

Treaty-Based Filings

We apply the Canada tax treaty with your country of residence to reduce withholding where it is available.

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ITN Applications & NR4

We obtain your Individual Tax Number where needed and use NR4 slips to support your non-resident return.

Non-Resident Tax Returns Handled by a Licensed CPA

Every step done correctly the first time. From confirming your residency to filing with the CRA. Flat fee from $400 including HST.

1

Confirming Your Residency and Filing Scope

Getting your status right before anything else.

  • We assess your Canadian tax residency on the facts, your ties, not just time spent abroad.
  • We identify your Canadian-source income: rent, employment, business or property gains.
  • We confirm which income is handled by withholding and which requires a return.
  • Where helpful, we confirm your residency status with the CRA before filing.
  • You get a clear answer on exactly what you must file in Canada.
    • 2

    The Section 216 Rental Election

    Paying tax on net rent, not 25% of gross.

  • By default, 25% is withheld on the gross rent from your Canadian property.
  • A section 216 election lets you file and pay tax on the net rental income at regular rates.
  • We deduct operating expenses, mortgage interest and depreciation to reduce the tax.
  • For many owners this is substantially lower than the gross withholding.
  • We file the section 216 return within the deadline so the election is not lost.
    • 3

    NR6 to Improve Cash Flow

    Reducing the withholding during the year.

  • An NR6 is an undertaking filed with the CRA before the year begins.
  • Once approved, your Canadian agent withholds 25% on the net rent, not the gross.
  • This keeps far more cash in your hands through the year, rather than waiting for a refund.
  • An NR6 commits you to filing the section 216 return for that year.
  • We prepare the NR6 and manage the agent remittance and the follow-on return.
    • 4

    Section 116 Property Dispositions

    Selling Canadian real estate as a non-resident.

  • When you sell taxable Canadian property, section 116 governs the withholding.
  • The purchaser must withhold a share of the price unless you obtain a clearance certificate.
  • We prepare and pursue the section 116 clearance certificate on the disposition.
  • We file the return that reports the sale and settles the actual tax on the gain.
  • The actual tax is often less than the amount withheld, and we recover the excess.
    • 5

    Applying Your Tax Treaty

    Reducing withholding where a treaty allows.

  • Canada has tax treaties with many countries that reduce withholding on certain income.
  • Treaty rates can lower tax on dividends, interest and pensions below the 25% default.
  • We confirm your country of residence and the treaty position available to you.
  • We claim the correct treaty benefit properly on the return or withholding.
  • Treaty positions are specific to your country, and we apply the right one.
    • 6

    ITN, NR4 and Remote Handover

    Everything needed to file, wherever you are.

  • Where you have no SIN, we obtain your Individual Tax Number (ITN) to file.
  • We use NR4 slips reporting amounts paid and tax withheld to support the return.
  • We gather your information securely and file with the CRA on your behalf.
  • The whole engagement is handled remotely, so you need not be in Canada.
  • Everything is delivered through our secure TaxDome portal.

    • Free Non-Resident Tax Return Consultation

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    North York Non-Resident Tax Return Results

    Emigrated Owner, North York (Section 216)

    An owner who had moved abroad was having 25% withheld on the gross rent from a Willowdale condo. We elected section 216 and filed the return, deducting condo fees, property taxes, mortgage interest and capital cost allowance, cutting the tax to a small fraction of the gross withholding and recovering the difference. The figures here are illustrative of the work we do, not a specific client file. Non-Resident Tax Returns Guide →

    Condo rent taxed on net, not gross

    Condo Landlord, North York (NR6)

    A non-resident owner of a North York City Centre condo was having 25% of the gross rent held back all year. We arranged an NR6, approved ahead of the year so the agent withheld on the net rent, then filed the section 216 return, improving the owner's monthly cash flow. The figures here are illustrative of the work we do, not a specific client file. Get Started →

    Monthly cash flow improved

    Condo Sale, North York (Section 116)

    A non-resident selling a North York condo faced the buyer withholding on the full sale price. We obtained the section 116 clearance certificate and filed the disposition return, so the tax was settled on the real gain and the excess withheld was refunded. The figures here are illustrative of the work we do, not a specific client file. Learn More →

    Clearance certificate secured

    Former Resident, North York (Treaty)

    A former North York resident now living abroad was still having 25% withheld on Canadian income. We applied the treaty between Canada and their new country of residence, reduced the withholding to the treaty rate, and filed the return where doing so recovered tax already withheld. The figures here are illustrative of the work we do, not a specific client file.

    Treaty rate applied, tax recovered

    When a Non-Resident Must File a Canadian Return

    What you file depends on your Canadian income and any election. We confirm your exact position before filing.

    SituationRequirementKey Deadline
    Rental income, no election25% withheld on gross rent, may be finalRemitted by the 15th of next month
    Rental income, section 216 electionFile to pay tax on net rent at regular ratesGenerally within 2 years of year end
    Rental income with approved NR6Withhold on net; section 216 return requiredReturn due June 30 of next year
    Sale of taxable Canadian propertySection 116 clearance and disposition returnNotify within 10 days of disposition
    Employment or business income in CanadaFile a Canadian return on that incomeUsual filing deadline (April 30 / June 15)

    Residency is a determination of fact, and deadlines are strict. A missed section 216 deadline can make the 25% gross withholding final. Please confirm your position with us, or read our Non-Resident Tax Returns guide for the full rules.

    Filing Yourself vs CPA-Filed

    You can file yourself, but non-resident rules are specialised and errors are costly to unwind. The value of a CPA is getting every detail right the first time.

    ItemFiling YourselfCPA-Filed by Gondaliya CPA
    Residency statusOften assumed, not confirmedDetermined on the facts before filing
    Section 216 electionOften missed, 25% gross paidElected and filed to pay tax on net rent
    NR6 timingDeadline missed, gross withheld all yearFiled before year to withhold on net
    Treaty positionTreaty benefits often not claimedCorrect treaty rate applied to your income
    Section 116 clearanceFull-price withholding risk on saleClearance certificate obtained, excess recovered
    DeadlinesMissed 216/116 deadlines are costlyTracked and met so elections are not lost

    What Is Included in Our Non-Resident Filing Service

    Everything a non-resident needs to file correctly and on time. No hourly billing. All fees include HST.

    IncludedWhat We Do
    Residency reviewWe determine your Canadian tax residency and filing obligations.
    Section 216 returnWe prepare and file the rental election to tax net income at regular rates.
    NR6 undertakingWe file the NR6 before the year so withholding is on net rent.
    Section 116 clearanceWe handle the clearance certificate and disposition return on a sale.
    Treaty and ITNWe apply your treaty position and obtain an ITN where you need one.
    Remote filingWe gather your information securely and file with the CRA, wherever you are.

    Why Non-Residents Choose Gondaliya CPA

    🏢

    Licensed CPA Ontario

    A certified CPA team standing behind every non-resident filing, not a filing mill.

    ⭐

    1300+ Reviews

    Clients in Canada and abroad rate our work five stars for accuracy and responsiveness.

    💰

    Flat Fee From $400

    Quoted upfront, all fees including HST, no hourly billing and no surprises.

    📱

    Fully Remote

    Non-resident returns filed remotely, wherever in the world you live.

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    AFFORDABLE Non-Resident Tax Return Pricing for North York

    Flat-fee pricing. No hidden fees. No hourly billing. All fees include HST.

    ServiceFeeTurnaroundDetails
    Section 216 Rental ReturnFrom $400Per tax yearNet rental income return with expenses and depreciation to reduce the tax.
    NR6 UndertakingFrom $400Before the yearNR6 prepared and filed so the agent withholds on net rather than gross rent.
    Section 116 Clearance + ReturnQuoted upfrontOn dispositionClearance certificate and disposition return on a sale of Canadian property.
    Treaty / Employment ReturnFrom $400Per tax yearNon-resident return applying the correct treaty position, ITN obtained if needed.
    Free consultationFREESame dayScope review and exact flat-fee quote before any work begins.

    All fees include HST, so the number quoted is the number you pay. Payment is by Interac e-Transfer to info@gondaliyacpa.ca with auto-deposit enabled and the security question set to Not Applicable. Please use our pricing calculator to know your exact fee.

    How Non-Resident Filing Works

    1

    Consultation

    We confirm your residency status and Canadian income, identify what must be filed, and quote an exact flat fee.

    2

    Election Setup

    We set up the section 216 election, NR6 or treaty position that applies to your Canadian income.

    3

    Prepare & File

    We prepare the return, obtain an ITN if needed, and file it with the CRA on your behalf.

    4

    Assessment & Refund

    We review the CRA assessment, confirm any refund of over-withheld tax, and explain next year.

    Non-Resident Situations We Handle in North York

    Non-Resident Tax Returns
    Section 216 Rental Returns
    Non-Resident Corporations
    NR6 Undertakings
    Section 116 Dispositions
    Treaty-Based Filings
    Non-Resident Employment Income
    ITN Applications
    Non-Resident Rental Income
    Emigration & Departure Tax

    Serving Non-Residents with North York Property

    We act for non-resident owners of property across North York, from North York City Centre and Willowdale to Don Mills, Bayview Village, York Mills, Downsview, Bathurst Manor and the Consumers Road business park, and our Toronto head office at 168 Simcoe St Unit 1118 supports the file, close at hand via Yonge Street and Highway 401. Whether you own a rental condo, are selling a North York property, or left Canada but still earn Canadian income, we prepare and file your non-resident return with the correct section 216, NR6, section 116 or treaty position.

    We also serve North York clients for bookkeeping, payroll, corporate tax and incorporation. If you need a CPA in North York for more than a non-resident return, please see our full range of North York CPA services.

    Gondaliya CPA Head Office: 168 Simcoe St Unit 1118, Toronto, ON M5H 4C9 · Serving North York & the GTA

    Frequently Asked Questions: Non-Resident Tax Returns North York

    Am I a non-resident of Canada for tax purposes?
    Residency for Canadian tax is decided on your residential ties, such as a home, a spouse or dependants in Canada, and the wider facts, not merely time spent abroad. A non-resident is taxed only on certain Canadian-source income, whereas a resident is taxed on worldwide income. We review your ties and confirm your status before preparing any return.
    I live overseas but own a North York condo. Do I need to file?
    Usually, if it earns rent or you sell it. Rent from a North York condo faces 25% withholding by default, but a section 216 election lets you file and pay tax on the net income instead, which is normally lower. A sale brings section 116 into play. We confirm what applies to your unit and file the right return.
    What is the flat 25% non-resident withholding?
    Under Part XIII, 25% is generally withheld on certain Canadian-source amounts paid to a non-resident, such as rent, dividends, interest, royalties and pensions, and the payer remits it to the CRA. A tax treaty can reduce the rate, and for some income you may elect to file a return instead. We handle either route for you.
    How does section 216 lower my tax as a non-resident landlord?
    Rather than 25% on the gross rent, a section 216 election lets you file and pay Canadian tax on the net rental income at regular graduated rates, after deducting expenses, mortgage interest and depreciation. For most owners this is far less tax. We prepare and file the section 216 return within the deadline that applies.
    What is an NR6 and should I file one?
    An NR6 is an undertaking the CRA approves before the year begins so that your Canadian agent withholds 25% on the net rent instead of the gross, keeping cash available through the year. It commits you to filing a section 216 return. Where you hold a North York rental, it usually helps. We prepare the NR6 and the follow-up filing.
    When does section 116 apply to me?
    Section 116 applies when a non-resident disposes of taxable Canadian property, such as a North York home or condo. The buyer must withhold part of the sale price and remit it unless you obtain a clearance certificate, and you file a return to settle the real tax on the gain. We manage the clearance and the disposition return for you.
    How much is withheld when I sell my North York property?
    Without a clearance certificate, the purchaser generally must withhold a set percentage of the entire sale price and remit it to the CRA as security, which is usually far more than the tax on the gain. A section 116 clearance certificate plus the disposition return recovers the excess. We handle the full process from clearance to refund.
    What exactly is a section 116 clearance certificate?
    It is a certificate the CRA issues once a non-resident has addressed the tax on the gain from disposing of taxable Canadian property, which reduces or removes the buyer's duty to withhold from the price. Because the timing is tight, it must be started right away. We prepare and pursue the clearance certificate to protect your proceeds.
    Can a tax treaty reduce my Canadian withholding?
    Often, yes. Canada has treaties with many countries that cut the withholding rate on income such as dividends, interest and pensions below the standard 25%, and that shape how certain gains are taxed. The right treaty position has to be claimed correctly. We identify the treaty benefits for your country of residence and apply them.
    Which Canadian income must a non-resident report?
    A non-resident generally reports Canadian-source income such as employment or business income earned in Canada, rental income where an election is filed, and taxable gains on taxable Canadian property. Other amounts are handled by withholding or are exempt. We identify your Canadian-source income precisely and file exactly what the rules require.
    Are Canadian dividends and interest taxed for non-residents?
    Canadian dividends paid to a non-resident are generally subject to Part XIII withholding, often reduced by treaty, and that is usually the final tax. Certain interest paid to arm's-length non-residents is exempt, while other interest may face withholding. We confirm the correct treatment and any treaty reduction for the income you receive.
    Can I get back tax that was over-withheld?
    Frequently. Where too much was withheld, or an election such as section 216 applies, filing a Canadian return recovers the excess, because the actual tax on the net income is usually lower than the gross withholding. There are time limits on filing. We assess your position and file to reclaim what the CRA owes you.
    How is my Canadian employment income taxed as a non-resident?
    A non-resident performing employment duties in Canada generally files a Canadian return reporting that income, with tax withheld at source credited against the amount owed, and a treaty may give relief in some cases. We prepare the return and apply any relief available under the treaty between Canada and your country of residence.
    Do I need a Canadian tax number to file?
    Yes. To file, a non-resident generally needs an Individual Tax Number (ITN) if you have no social insurance number, and we apply for the ITN while preparing your return so the CRA can process it. Without an ITN the filing cannot go through. We obtain it alongside your non-resident return so nothing is held up.
    What is an NR4 slip?
    An NR4 reports amounts paid or credited to a non-resident together with the Canadian tax withheld, for example on rent, dividends, interest or pensions, and it supports your return or confirms the withholding was final. We prepare NR4 slips where required and use them to complete your non-resident filing accurately.
    What deadlines apply to my non-resident return?
    They depend on the filing. A section 216 rental return generally must be filed within a set window after year end, often two years, or sooner where an NR6 was approved, while other returns follow the standard dates. A missed section 216 deadline can cost the election. We track and meet every deadline that applies to you.
    What if a non-resident has never filed when they should have?
    Many owners find they should have been filing section 216 returns or reporting rent for years. We assess the exposure, bring the outstanding filings current, and where appropriate use the CRA's channels to regularise the position, so a later sale is not delayed by unfiled years. We help you get fully compliant.
    Is it worth filing if 25% was already withheld?
    Often, yes. Where the 25% is genuinely the final tax, no return may be needed, but where you can elect, such as on rental income under section 216, filing usually reduces the tax well below the gross withholding. We assess whether filing puts money back in your hands rather than leaving the withholding as the final tax.
    How should a non-resident with a North York rental be set up?
    Usually with an NR6 approved before the year, so your agent withholds 25% on the net rent, followed each year by a section 216 return taxing the net income at regular rates. This improves cash flow and lowers the tax. We put the NR6 in place and file the section 216 return annually for you.
    Can you file my return while I am outside Canada?
    Yes. We work with non-resident clients around the world entirely remotely, collecting your information through a secure portal, preparing the return, and filing it with the CRA, so you never need to travel to Canada. Distance is not an obstacle, and we run the whole engagement from our office.
    Do non-residents receive any Canadian tax credits?
    Sometimes, and only partly. A non-resident may claim certain credits, including a portion of the basic personal amount, generally where most of their income is Canadian-source, subject to the rules. It depends on your circumstances. We determine which credits you can properly claim on your non-resident return.
    How are the net rental income and expenses worked out for section 216?
    We begin with the gross rent and deduct allowable costs, property taxes, insurance, repairs, management and mortgage interest, and where it helps, capital cost allowance, to reach the net rental income the tax is charged on. Proper support for expenses matters. We prepare the calculation and keep it defensible for the CRA.
    Does claiming depreciation help on a non-resident rental?
    It can. Capital cost allowance can reduce the net rental income and the tax in a given year, though it may increase the gain when you eventually sell. Whether to claim it is a yearly judgment. We model the effect across the holding period and claim it where it works in your overall favour.
    Can you handle both my North York rental and its future sale?
    Yes. We can file your annual section 216 rental returns while you own the North York property, then handle the section 116 clearance certificate and disposition return when you sell, so the entire ownership period is covered by one firm. Coordinating both keeps your Canadian tax history consistent and clean.
    How does my country's treaty affect selling a Canadian property?
    A treaty rarely exempts a gain on Canadian real estate, which Canada generally taxes regardless of where you live, but it governs other income and prevents double taxation by giving you a credit at home for Canadian tax paid. We confirm the treaty position for both your income and any sale so you are not taxed twice.
    Can you obtain my ITN and file everything at once?
    Yes. Where you have no SIN, we apply for your Individual Tax Number and file your non-resident return, section 216 election, NR6 or section 116 clearance together, so the ITN is ready when the return goes in. Handling it as one engagement avoids delays. We manage the whole sequence for you.
    Do you help non-resident owners of multiple Canadian properties?
    Yes. Where you hold more than one Canadian property, we prepare the section 216 return covering each, present the rental income and expenses correctly per property, and coordinate any NR6 or section 116 as needed. One firm handles the whole portfolio, wherever the properties and the owner are.
    Is my information kept confidential when you file from abroad?
    Yes. Your information and your filings are handled confidentially and shared only with the CRA as required and with anyone you specifically authorise, wherever in the world you live. Confidentiality is fundamental to how a CPA firm operates, and we protect your information throughout the engagement.
    Can Gondaliya CPA file my non-resident tax return in North York?
    Yes. We prepare and file non-resident Canadian returns for owners connected to North York and clients worldwide, covering section 216 rental returns, NR6 undertakings, section 116 dispositions, treaty-based filings and ITN applications, all remotely. Fees are an AFFORDABLE flat amount including HST, quoted upfront, paid by Interac e-Transfer to info@gondaliyacpa.ca, auto-deposit enabled, security question Not Applicable.
    How do I get started with a non-resident filing?
    Please book a free consultation and tell us your country of residence and your Canadian income or property. We confirm your residency status, identify exactly what must be filed, quote a flat fee, and prepare your non-resident return. Book Free Consultation →

    Meet Your Non-Resident Tax Team

    Sharad Gondaliya CPA

    Sharad Gondaliya, CPA

    Founder & Managing Director
    Gondaliya CPA Professional Corporation

    Sharad leads non-resident tax filings, section 216 elections, section 116 dispositions and treaty positions for clients worldwide.

    Vandana Goel CPA

    Vandana Goel, CPA

    Senior Accountant
    Gondaliya CPA Professional Corporation

    Vandana handles section 216 returns, NR6 undertakings, ITN applications and CRA correspondence for non-resident clients.

    What Our Clients Say

    1300+ five-star reviews from business owners across Ontario and Canada.

    10 Smart Non-Resident Tax Strategies That Save You Money

    #StrategyWhy It Saves You Money
    1Elect under section 216 on rental incomePaying tax on net rent at regular rates is usually far lower than 25% on the gross rent.
    2File an NR6 before the year beginsApproved NR6 lets the agent withhold on net rent, keeping cash in your hands all year.
    3Deduct all rental expenses and depreciationMortgage interest, repairs and CCA reduce the net rental income the tax is charged on.
    4Obtain a section 116 clearance certificateA clearance certificate reduces withholding on a property sale from the price to the gain.
    5Claim the correct tax treaty rateA treaty can cut withholding on dividends, interest or pensions below the 25% default.
    6File to recover over-withheld taxWhere too much was withheld, a return recovers the excess above the actual tax owed.
    7Confirm residency status correctlyGetting residency right avoids being taxed on worldwide income or missing Canadian filings.
    8Meet every section 216 and 116 deadlineA missed deadline can make the 25% gross withholding final and cost the election.
    9Obtain an ITN in time to fileHaving an Individual Tax Number ready avoids delays in filing the non-resident return.
    10Coordinate corporate and personal filingsWhere a corporation holds the property, aligning both filings avoids double handling.

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    File Your Non-Resident Canadian Tax Return the Right Way.

    Gondaliya CPA confirms your residency, sets up the correct section 216, NR6, section 116 or treaty position, and files with the CRA for you, wherever you live. Flat fee from $400. All fees include HST.

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