Selling a House Because You're Leaving Canada?
Moving abroad? Sell your Ontario property fast for cash. We handle the complexity so you can focus on your move.
Leaving Canada with a property to sell adds layers of complexity.
Whether you're relocating for work, returning to your home country, or starting a new chapter abroad, selling a Canadian property as a non-resident comes with tax obligations and logistical challenges that most sellers never have to think about. Section 116 of the Income Tax Act requires the buyer's lawyer to withhold 25% of the gross sale price unless you've obtained a CRA clearance certificate. That alone can delay or complicate a traditional sale.
On top of the tax implications, you may be dealing with the practical challenges of managing a sale from another country: coordinating with lawyers across time zones, arranging power of attorney, and trying to keep the property maintained while you're not there to oversee it.
We've worked with non-resident sellers in exactly this position. A cash sale simplifies everything: fast closing, no buyer financing conditions, and coordination with your lawyer on the Section 116 process. You can sell before you leave or after you've already gone.
Why a cash sale makes sense when you're leaving
A traditional listing takes months: agent appointments, staging, showings, negotiations, buyer conditions, financing approval. If you're on a timeline to leave the country, or already gone, that process becomes nearly impossible to manage remotely.
A cash sale eliminates the uncertainty. There's no financing condition that could fall through. No inspection holdback. No chain of buyers and sellers that could delay closing. We agree on a price, set a closing date that works for your travel plans, and get it done.
If you've already left Canada, we can work with your power of attorney and coordinate the Section 116 clearance certificate process with your tax professional. We've done this before, and we know what the CRA requires at each step.
How to get started
Call 1 (888) 986-9883 or fill out the form below. Michael will review your situation, visit the property (or coordinate access if you've already left), and provide a fair cash offer.
We recommend connecting with a cross-border tax professional early in the process to ensure the Section 116 certificate is filed in time. We can recommend professionals we've worked with if needed.
Whether you're still in Canada or already abroad, we can make this work on your timeline.
Non-resident sellers face a 25% withholding on the gross sale price. A Section 116 clearance certificate can reduce this to the actual capital gains tax owing.
Frequently Asked Questions
Can I sell my house if I've already left Canada?
Yes. You can sell your Canadian property as a non-resident. However, the process is more complex. The buyer's lawyer is required to withhold 25% of the sale price for the CRA unless you obtain a Section 116 clearance certificate before closing. We're experienced with non-resident sales and can coordinate the timing to minimize delays.
What tax obligations do I have as a non-resident seller?
As a non-resident, you're subject to a 25% withholding tax on the gross sale price under Section 116 of the Income Tax Act. You may be able to reduce this by applying for a clearance certificate, which calculates the tax on your actual capital gain rather than the full sale price. You may also need to file a Canadian tax return for the year of the sale. We recommend working with a cross-border tax professional.
Do I need to be present for the sale?
No. You can grant power of attorney to a trusted person in Canada (a lawyer, family member, or friend) to sign documents on your behalf. This is common for non-resident sellers and something we work with regularly. Your lawyer can set this up before you leave or while you're abroad.
What is a Section 116 clearance certificate?
A Section 116 clearance certificate is a document from the CRA that confirms you've paid (or arranged to pay) the tax owing on the sale of your Canadian property. Without it, the buyer's lawyer must withhold 25% of the gross sale price and remit it to the CRA. Applying for the certificate before closing can significantly reduce the amount withheld.
Can someone sell on my behalf?
Yes. With a properly executed power of attorney, someone you trust can handle the entire sale process in Canada while you're abroad. This includes signing the agreement of purchase and sale, attending closing, and dealing with lawyers and the CRA. We work with power of attorney arrangements regularly.
Sell Before You Go (or After)
Fill out the form below. Michael will reach out personally, whether you're in Canada or already abroad.
Don't Let Distance Complicate the Sale
Sell your Canadian property fast for cash. We work with non-resident sellers across time zones.