Canadians Investing in US Property Checklist

General information only, not tax or legal advice. Cross-border rules depend on your residency, province, and the US state. Confirm every item here with a cross-border accountant and a real estate attorney.

• Found a cross-border tax accountant, one who works both sides, not US-only or Canada-only.
• Asked my accountant to compare buying personally, a US LLC, or a Canadian corp for my situation.
• Asked about US estate tax exposure for non-resident owners before closing.
• Confirmed whether I need to file a W-8BEN (or W-8BEN-E for an entity) for the right treaty rate.
• Asked my accountant how FIRPTA's withholding on a future sale affects me as a foreign owner.
• Confirmed whether I need a US ITIN to file US tax returns on rental income.
• Asked my accountant how the US-Canada tax treaty keeps this income from being taxed twice.
• Confirmed which US state's own rental income tax and filing rules apply, on top of federal.
• Lined up a lender who underwrites foreign national buyers; expect a larger down payment.
• Set up a US-dollar account so I'm not losing money to conversion fees on rent and expenses.
• Confirmed how I'll sign closing documents from Canada: remote notarization, power of attorney, or a trip.
• Lined up a local property manager and a US-based contact who can act for me if I can't be there.