Own Niagara real estate from anywhere.
Stay compliant everywhere.
Non-resident ownership in Ontario carries tax and reporting obligations most managers simply ignore. Zulma runs the property and handles the CRA mechanics — withholding, remittance, and documentation — in step with your accountant.
What gets in the way.
The CRA withholding rules are unforgiving
Non-residents owe 25% withholding on gross Canadian rent, remitted monthly. Miss it and the liability lands on you.
You can’t be there in person
Showings, inspections, emergencies, and tenant relationships all need someone physically in Niagara.
Most managers don’t handle the tax side
They’ll collect rent and stop there — leaving you to solve withholding, remittance, and reporting on your own from abroad.
Everything the property needs.
Nothing on your plate.
NR4 withholding & remittance
We act as your Canadian withholding agent — calculating, withholding, and remitting to the CRA on schedule.
NR6 election support
Coordinate the NR6 undertaking so withholding applies to net rent, not gross — improving your monthly cash flow.
Section 216 coordination
We assemble the income and expense records your accountant needs to file a Section 216 return.
Remote owner portal
Full visibility from any time zone: rent, occupancy, work orders, statements, and tax documents.
Local boots on the ground
A Niagara-based team physically at the property for showings, inspections, and emergencies.
Time-zone-friendly comms
Written-first updates you read on your schedule, with live calls arranged around your hours.
We run the property.
We keep you onside with the CRA.
When a non-resident earns rental income in Canada, the Income Tax Act requires a Canadian agent to withhold and remit tax. Zulma acts as that agent — handling the mechanics so you stay compliant without flying in.
Zulma handles the operational and remittance mechanics as your Canadian agent. We are not tax advisors and this is not tax advice — we work alongside your cross-border accountant on filings and elections.
25% on gross — or net with NR6
Default withholding is 25% of gross rent. With an approved NR6 undertaking, we withhold on net rent instead, freeing up cash flow.
Monthly remittance to the CRA
We remit withheld tax by the 15th of the following month and issue your annual NR4 slip.
Section 216 record-keeping
We maintain the itemized income and expense ledger your accountant needs to file a Section 216 return and potentially recover overpaid tax.
Under Part XIII of the Income Tax Act, a non-resident earning rental income in Canada is subject to a 25% withholding tax — by default, on the gross rent. The tax must be withheld by a Canadian-resident agent and remitted to the CRA by the 15th of the month following the month the rent was paid or credited. Zulma acts as that agent so the obligation is met correctly and on time.
Your portfolio deserves
a real operator.
Thirty-minute consult. No pitch deck, no obligation. We’ll be honest about whether we’re the right fit.