NRI Property Management for Indians in Canada

Time vs IST

Toronto/Ottawa (Eastern): IST is 10 h 30 min ahead (9 h 30 min during daylight saving).

POA route

Notary + apostille

Indian mission

High Commission of India in Ottawa and Consulates General in Toronto and Vancouver

Rent goes to

Your NRO account in India

Time difference and best call windows

Toronto/Ottawa (Eastern): IST is 10 h 30 min ahead (9 h 30 min during daylight saving). Vancouver (Pacific): 13 h 30 min (12 h 30 min). Calgary (Mountain): 12 h 30 min (11 h 30 min).

From Toronto, 8–9 am is 6:30–7:30 pm IST (5:30–6:30 pm in summer). From Vancouver, 7–8 pm is 8:30–9:30 am IST the next day (7:30–8:30 am in summer).

You can message us on WhatsApp at any hour; we reply in Indian working hours and schedule calls in your window.

Making a power of attorney in Canada

Canada joined the Hague Apostille Convention on 11 January 2024. Get the POA notarised, then apostilled by Global Affairs Canada or your provincial competent authority (Ontario, Quebec, British Columbia, Alberta and Saskatchewan issue their own).

Where to go: High Commission of India in Ottawa and Consulates General in Toronto and Vancouver.

A power of attorney executed abroad must be stamped (adjudicated) in India within three months of being received in India, and a POA that authorises sale of immovable property must be registered before the Sub-Registrar.

Full NRI POA guide →

Tax on Indian rent if you live in Canada

In India: Rent paid to a non-resident owner is subject to TDS. From FY 2026-27 this falls under section 393(2) of the Income-tax Act, 2025 (it replaced section 195 of the 1961 Act): there is no threshold, and the base rate is 30% plus applicable surcharge and 4% health & education cess. The tenant needs a TAN, files the TDS return and gives you the TDS certificate. You can apply for a lower or nil deduction certificate, and treaty (DTAA) relief may apply.

In Canada: Canadian residents report worldwide income, including Indian rent, and can claim a foreign tax credit for Indian tax under the India–Canada DTAA. Form T1135 foreign property reporting may also apply. Ask a Canadian tax professional.

Getting rent to Canada

Rent from Indian property should be credited to your NRO account. Money can be moved from NRO to your NRE or foreign account within the FEMA limit of USD 1 million per financial year, after taxes, using Form 15CA (and Form 15CB from a chartered accountant where required).

Common situations for Canada-based owners

• Documents signed before January 2024 may have been attested by an Indian mission; new POAs can use the apostille route.
• Canadian citizens of Indian origin usually hold OCI cards and can own residential property in India.
• Long flights make a well-drafted special POA useful for registry tasks.

Services for owners abroad

Choose what you need; most owners start with tenant management and inspections.

• Rent collection & tenant management
• Inspection & maintenance
• Legal & documentation help
• Sale & purchase assistance
• Power of attorney (POA) guidance