Canadian Owners: Managing US Property Across the Border

The Unique Position of Canadian Owners in Point Roberts

Point Roberts is, in many ways, a Canadian community on American soil. Estimates vary, but a substantial portion of property owners are Canadian residents — primarily from Greater Vancouver, Tsawwassen, and the Lower Mainland. Many purchased homes decades ago as summer getaways. Others inherited properties from parents who did the same.

This creates an unusual situation: you own a property in a foreign country that's geographically closer than your nearest grocery store in Canada. The drive from Tsawwassen to Point Roberts is about 15 minutes — but it crosses an international border, which introduces an entirely different set of considerations.

The good news: Point Roberts is arguably the best cross-border ownership scenario in North America. The proximity means you can visit regularly, the community is familiar and welcoming, and the rental demand from your fellow Canadians is strong. The challenge is building systems that don't require you to be physically present for every issue.

Border Crossing Logistics & Realities

The Peace Arch and Pacific Highway crossings are the gateway between BC and Point Roberts. On a good day, crossing takes 5–10 minutes. On a summer long weekend, it can take 1–2 hours. And during extraordinary circumstances — as we all learned — borders can become unpredictable.

This variability is precisely why remote management capability matters. You can't guarantee you'll be able to reach your property within a specific timeframe. A burst pipe, a guest lockout, a power outage — these things happen on their own schedule, not yours.

• NEXUS card: If you cross regularly, this is essential. It provides access to dedicated lanes at the Peace Arch crossing and significantly reduces wait times. Apply through CBSA — processing can take several months.
• CBSA ArriveCAN: Stay current on Canadian border requirements for re-entry. Rules have changed multiple times in recent years.
• Customs declarations: If you're bringing supplies, furnishings, or equipment to your US property, understand what needs to be declared. Repeated crossings with household goods can attract questions.
• Vehicle insurance: Confirm your Canadian auto insurance covers you in the US. Most BC policies do, but verify with your provider.
• Cell phone coverage: Most Canadian carriers have US roaming packages. Alternatively, consider a US SIM or Google Fi for seamless cross-border connectivity.

Building a Remote Operations System

The goal of remote operations isn't to manage everything from your phone — it's to build systems and relationships that handle 95% of situations without your involvement, while giving you visibility and control when you need it.

1. 1Smart home infrastructure: Smart locks (we recommend Schlage Encode or Yale Assure) with remote code management, a smart thermostat (Ecobee or Nest), and leak detection sensors at water heater, under sinks, and near washing machine.
2. 2Security cameras: Exterior cameras only (never interior — this violates guest privacy and platform rules). Ring or Arlo cameras at the front door and driveway give you peace of mind and help resolve parking or access issues.
3. 3Property management software: Your management company should provide an owner portal with real-time booking data, financial reports, and maintenance updates. At STAY49, we provide this through our owner dashboard.
4. 4Local vendor network: Pre-vetted relationships with a plumber, electrician, HVAC technician, locksmith, and handyman. When something breaks, you don't want to be Googling contractors from across the border.
5. 5Emergency protocol: A documented plan for who to call, in what order, for every type of issue — from a clogged drain to a tree falling on the roof. Your management company should handle all of this, but you should understand the process.

Communication & Staying Connected

The #1 complaint from Canadian owners who've tried self-managing their Point Roberts property is communication friction. Guest messages come in at odd hours. Cleaning teams need confirmation. Maintenance issues require decisions. And all of this happens across an international border, sometimes across time zones (though Point Roberts and Vancouver share Pacific Time).

• Automated guest messaging handles 80% of guest communication — booking confirmations, check-in instructions, mid-stay check-ins, and checkout reminders
• A dedicated property manager (not a call center) who knows your property, your preferences, and your guests
• Monthly owner reports with financials, booking summaries, maintenance completed, and upcoming recommendations
• Real-time notifications for bookings, cancellations, reviews, and maintenance issues
• Annual or semi-annual property review meetings — in person if you're visiting, or by video call

"I used to drive down every weekend in summer to check on things. Now I get a photo after every turnover and a monthly report. I visit when I want to, not when I have to."

— STAY49 owner, Tsawwassen

Effective communication isn't just about volume — it's about structure. You should hear from your management company regularly with useful information, and you should be able to reach them quickly when you have a question. Radio silence is a red flag; information overload is equally problematic.

Tax & Legal Considerations (Overview)

As a Canadian resident earning income from a US property, you have obligations in both countries. This is not an area to wing. The fundamentals you should discuss with a qualified cross-border accountant:

• US tax filing: You'll likely need to file a US tax return (Form 1040-NR) reporting your rental income. Deductible expenses include management fees, cleaning costs, maintenance, insurance, property taxes, mortgage interest, and depreciation.
• ITIN: You'll need an Individual Taxpayer Identification Number (ITIN) to file US taxes if you don't have a Social Security Number.
• Canadian tax reporting: Rental income from US property must also be reported on your Canadian tax return. You'll receive a foreign tax credit for US taxes paid to avoid double taxation.
• FIRPTA withholding: If you eventually sell the property, the Foreign Investment in Real Property Tax Act (FIRPTA) requires the buyer to withhold a percentage of the sale price for the IRS. Proper planning can mitigate the impact.
• Lodging tax: Washington State and Whatcom County lodging taxes must be collected and remitted. Your management company typically handles remittance, but registration is the owner's responsibility.

Why Local Management Matters

You can install smart locks and cameras. You can automate messaging. You can build spreadsheets and checklists. But there's one thing you can't do from Canada: be there when it matters. A pipe bursts at 2 AM. A guest locks themselves out. A windstorm knocks down a fence. The cleaning team can't make it and you have a check-in in 4 hours.

These aren't hypothetical scenarios — they happen, and they happen at the worst possible times. Having a local management team in Point Roberts means someone can respond in minutes, not hours. Someone who knows your property, has keys, knows where the water shut-off is, and has relationships with local vendors.

At STAY49, we're based in Point Roberts. We're not managing your property from Bellingham or Seattle. We're here. That's the difference between a management company and a management partner.