Rules & Tax | Non-Resident Tax
Non-Resident Tax Guide for Canadians Who Own Vancouver Property
Owning Vancouver property from abroad is allowed. The catch is the tax that comes with it. If you are a non-resident for tax purposes, four rules apply that residents rarely think about — on your rent, on your sale, and twice on an empty home. Here is each one, in plain language.
This is general information, not tax advice. Tax rules and rates change, and cross-border situations are specific to each person. Use this to understand the landscape and ask better questions — then confirm anything that affects a real decision with a cross-border tax advisor.
Key Takeaways
- ✓Rent: 25% of gross rent is withheld by default — Form NR6 lets you be taxed on net income instead.
- ✓Sale: get a Section 116 clearance certificate, or the buyer holds back 25% of the full sale price.
- ✓Empty home: the BC speculation tax and the Vancouver Empty Homes Tax can both apply at once.
- ✓Watch the satellite-family rule: a citizen abroad can still face the higher 3% speculation rate.
The Four Taxes That Change When You Live Abroad
Tax on rent
Withheld from gross rent each month and sent to the CRA — unless you elect to be taxed on net income instead.
Tax on sale
The buyer must hold back 25% of the sale price unless you first get a clearance certificate from the CRA.
BC speculation tax
An annual tax on homes left empty. 1% for citizens and permanent residents; 3% for foreign owners and satellite families.
Vancouver Empty Homes Tax
A separate City of Vancouver tax on homes left empty, on top of the provincial speculation tax.
Tax on Rent: The 25% Withholding
If you rent out a Vancouver property as a non-resident, the CRA wants its tax upfront. The default is harsh, but there is a well-worn path to a fairer result.
01
Default: 25% of gross rent
If you do nothing, the CRA requires 25% of your gross rent to be withheld every month and remitted. "Gross" means before expenses — so before mortgage interest, property tax, or repairs.
02
Better: elect with Form NR6
File Form NR6 with a Canadian-resident agent who agrees to handle it. Once approved, the 25% is withheld on your net rental income (after expenses) instead of gross — usually a much smaller number.
03
File: the Section 216 return
After year end you file a Section 216 return (Form T1159) reporting actual income and expenses. This is where you reconcile and often receive a refund of tax over-withheld during the year.
Source: CRA, Rental income and non-resident tax and the T4144 guide to electing under Section 216.
Tax on Sale: The Section 116 Clearance Certificate
This is the one that catches people at the worst moment — at closing. Plan for it early and it is routine. Ignore it and a quarter of your sale price sits with the CRA for months.
01
You sell taxable Canadian property
A non-resident selling Canadian real estate triggers Section 116 of the Income Tax Act. The obligation to withhold falls on the buyer, not you — which is exactly why buyers insist on protecting themselves.
02
Without a certificate: 25% held back
If you have not obtained a clearance certificate by closing, the buyer is required to withhold 25% of the gross sale price and remit it to the CRA. That is 25% of the whole price, not just your profit.
03
Apply early with Form T2062
File Form T2062 to request a Certificate of Compliance. The CRA issues it once you pay or secure tax on the actual gain — far less than 25% of the full price. Apply well before closing, because processing takes weeks.
04
File a return to reconcile
You then file a Canadian tax return for the year of sale. Any amount withheld beyond the real tax on the gain is refunded after the return is processed.
Source: CRA, Disposing of or acquiring certain Canadian property, the IC72-17R6 procedures, and Form T2062.
Tax on an Empty Home: Two Vacancy Taxes, Not One
A common plan for an owner abroad is to leave the home empty "for now." In Vancouver, that is the most expensive plan. Two separate vacancy taxes can land on the same empty home in the same year.
Provincial
BC Speculation & Vacancy Tax
For the 2026 tax year, the rate is 1% of assessed value for Canadian citizens and permanent residents, and 3% for foreign owners and satellite families. Every owner in a taxable area must declare each year by March 31, even when no tax is owed.
Source: Province of BC, speculation and vacancy tax rates.
Municipal
Vancouver Empty Homes Tax
The City of Vancouver charges 3% of a property's assessed value on homes left empty. It has its own annual declaration, separate from the provincial one. Miss the declaration and the City can treat the home as empty by default.
Source: City of Vancouver, Empty Homes Tax.
The satellite-family trap for citizens abroad
People assume "I am a citizen, so I pay the low 1% rate." Not always. The 3% speculation rate also applies to a satellite family — a household that reports most of its worldwide income outside Canadian tax returns. A Canadian citizen earning abroad, with little income reported in Canada, can be pulled into the 3% rate. Citizenship clears the buyer ban, but it does not automatically buy you the lower vacancy rate.
Two Taxes You've Read About That Usually Don't Apply to You
Search "non-resident property tax Canada" and you will hit scary headlines about a federal vacancy tax and a 20% foreign buyer tax. For a citizen or permanent resident, both usually pass you by. Knowing that saves a lot of needless worry.
Federal — usually not you
Underused Housing Tax (UHT)
This federal 1% tax targets property held by non-Canadians. Canadian citizens and permanent residents who own a home in their own name are "excluded owners" and do not file a UHT return — even if they are non-residents for income tax. The federal government has also removed the filing requirement for the 2025 year onward. (Ownership through a corporation, partnership, or trust can be different, especially for past years.)
Source: CRA, Underused Housing Tax — who must file and pay.
Provincial — usually not you
BC Foreign Buyer Tax (20%)
BC's additional property transfer tax adds 20% for foreign nationals and foreign corporations buying in certain areas. Canadian citizens and permanent residents are not foreign nationals, so it does not apply to you, wherever you live. It only bites if a foreign co-owner is on title — and then only on their share.
Source: Province of BC, additional property transfer tax for foreign entities.
The Question Behind Every Other Question: Are You a Non-Resident?
Every rule on this page turns on one thing: whether you are a non-resident of Canada for tax. That is not decided by your passport or your flight history. It is decided by your residential ties — whether you keep a home available to you in Canada, whether your spouse or dependants live here, and other connections like a Canadian driver's licence or provincial health card.
If you genuinely settled abroad and cut those ties, you are usually a non-resident. If you are unsure, the CRA will give you an opinion: file Form NR73 (leaving Canada) and they will assess your status. Getting this right first is what makes the rest of the page predictable.
Source: CRA, determining your residency status.
Best For
- ✓ Owners who file Form NR6 early so rent is taxed on net income, not gross.
- ✓ Sellers who start the Section 116 certificate weeks before closing, not after.
- ✓ Owners who keep the home genuinely rented, sidestepping both vacancy taxes.
Usually Fails When
- ✕ You leave the home empty and skip the annual declarations.
- ✕ You wait until closing to think about the 25% sale withholding.
- ✕ You assume citizenship alone gives you the 1% speculation rate.
What To Verify Before Spending Money
- → Your tax residency status — it drives every rule on this page.
- → Whether you are treated as a satellite family for the speculation tax.
- → The exact occupancy needed to be exempt from each vacancy tax.
Frequently Asked Questions
How much tax is withheld on rent if I live abroad?
What is the Section 116 clearance certificate and why does it matter?
How long does the Section 116 certificate take?
Will I be hit by the BC speculation and vacancy tax?
I am a Canadian citizen abroad — do I pay the 1% or the 3% speculation tax?
Is the Vancouver Empty Homes Tax the same as the BC speculation tax?
How do I avoid the vacancy taxes?
Do I have to file the Underused Housing Tax as a Canadian living abroad?
How do I know if I am a non-resident of Canada for tax purposes?
Will I owe departure tax on my Vancouver property when I leave Canada?
Do I lose the principal residence exemption if I move abroad?
Keep Going
Official Sources Referenced
This page is general information, not tax or legal advice. Rates, thresholds, and definitions change, and your circumstances may differ. Confirm the details with a cross-border tax advisor and a BC-licensed real estate lawyer before you rent, sell, or build.
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