The 90-day Canadian buyer checklist

If you're 90 days from closing on a U.S. home as a Canadian buyer, these are the items that genuinely have to land — in order.

Day 90–60: Identity + banking

ITIN application (W-7). This is the longest-lead-time item, period. Without an ITIN you can't file a U.S. tax return, you can't open most U.S. business bank accounts, and you'll have problems with rent collection if you're investing. Application takes 6–10 weeks from submission. A Canadian Certifying Acceptance Agent (CAA) can certify your passport locally so you don't have to mail it to Austin, Texas.

U.S. bank account. Open one in person at a Florida branch if you can. RBC Bank, TD Bank, and BMO Harris all have cross-border streamlined paths. Brings simpler mortgage deposits, utility setup, and on-the-ground bill-pay.

Day 60–45: Financing decision

If you're going subject-to or seller-financed, you don't need a U.S. mortgage. Skip to day 45.

If you're going conventional:

• Cross-border mortgage brokers (RBC Bank USA, BMO Harris, HSBC Premier) can qualify you on Canadian credit. Expect 25%+ down for non-residents.
• Get pre-approval letters from at least two — rates and terms vary widely.
• Lock the rate when you have a property under contract, not before.

Day 45–30: Insurance + tax counsel

Hazard insurance. Florida has hurricane wind requirements that aren't optional. Quote 3 carriers before close. Some carriers won't write non-resident landlord policies — confirm your specific use case (primary, second home, rental) is acceptable.

Cross-border tax counsel. Hire one *before* close. They'll model the FIRPTA scenario, the T1135 disclosure, the foreign tax credit interaction, and any holding-entity choice (personal vs. Canadian corp vs. partnership vs. trust). The consult is $500–$2,000 and pays for itself a dozen times over.

Day 30–14: Title + closing

Title company does most of the work here. They'll order title insurance, coordinate the deed transfer, run the closing-disclosure math, and wire your funds.

FIRPTA prep. If you're buying and plan to sell within 10 years, talk to your tax advisor *now* about how to optimize the eventual sale. (FIRPTA withholding is on the seller, but knowing the rules at purchase makes a smarter purchase.)

Day 14–0: Setup + arrival

• Utilities transferred (electric, water, gas, internet)
• Trash collection scheduled
• Mail forwarding via the Postal Service (or Canada Post if you're keeping a Canadian address)
• Garbage pickup day and recycling rules logged — surprisingly different per municipality
• Locksmith if you want fresh locks (most owners do)
• If renting it out: property manager interview and signed agreement

What's NOT a deadline

• Driver's license switch — you have up to 30 days after establishing residency. If you're a snowbird, you don't need to.
• Voter registration — only if you're naturalizing.
• Filing a U.S. tax return — only required if you have U.S.-source income. Holding-only ownership doesn't trigger a filing until you sell.

Most Canadian buyers we see compress this into 45 days. It's doable, but the ITIN delay is the constraint — start that the day you decide you're seriously shopping.