Qualifying

Buying my first US rental from Canada - do I need an ITIN before applying?

JulieM_Toronto · May 3, 2026 · 178 views

Canadian investor here. I am under contract on a townhouse in Phoenix and trying to figure out the document path. My CPA in Toronto says I should apply for an ITIN before closing. My US realtor says it does not matter and I can get the ITIN after.

What did people here actually do? If you closed without an ITIN, did you have any issues post-close with the lender or the title company?

Replies

2 replies

Arin B. May 3, 2026

You do not need an ITIN before applying. Most of our Canadian clients close first and apply for the ITIN afterward using IRS Form W-7 with Exception 1(d) (mortgage interest as the qualifying purpose). Your CPA is right that you will need it eventually for tax filing - just not for the loan itself.

Renee A. May 3, 2026

Same boat - Canadian, closed in 2024 with no ITIN. Got the ITIN ~3 months post-close. Lender did not care. Title company did not care. The only place it mattered was when my CPA filed my first 1040-NR.

Buying my first US rental from Canada - do I need an ITIN before applying?

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