Every Landlord's Tax Deduction Guide

Introduction

This book is about income tax deductions for landlords—that is, people who own residential rental property. If you’re one of the millions of Americans who owns a small number of residential rental units (1 to 10), this book is for you. And even landlords who own dozens of residential rental properties will find lots of useful information in this book that can help them save money.

As you probably know, being a landlord isn’t easy. But one thing you have going for you is the tax law. Few profit-making activities provide more tax benefits than owning rental property.

No landlord would pay more than necessary for utilities or other operating expenses for a rental property. But, every year millions of landlords pay more taxes on their rental income than they have to. Why? Because they fail to take advantage of all the tax deductions available to owners of residential rental property. That’s where this book comes in. It gives you all the information you need to maximize your deductions—and avoid common deduction mistakes. You can (and should) use this book all year long, to make April 15 as painless as possible.

When it comes to understanding your taxes, you need guidance more than ever. In 2017, Congress enacted the most sweeping changes to the tax code in more than 30 years when it passed the Tax Cuts and Jobs Act (TCJA), which took effect in 2018. In an effort to stave off economic devastation in the wake of the coronavirus (COVID-19) pandemic, Congress revised the nation’s tax laws yet again for 2020 and 2021, temporarily suspending many of the harshest provisions of the TCJA. In 2022, most of these temporary measures ended and Congress enacted the Inflation Reduction Act. This legislative package, among other things, expanded tax benefits for electric vehicles and green energy, and substantially increased funding for the IRS.

Even if you work with an accountant or another tax professional, you need the information in this book. It will help you provide your tax professional with better records, ask better questions, obtain better advice, and, just as importantly, evaluate the advice you get from tax professionals, websites, and other sources.

If you do your taxes yourself (as more and more landlords are doing, especially with the help of tax preparation software), your need for knowledge is even greater. Not even the most sophisticated tax software can decide which tax deductions you should take or tell you whether you’ve overlooked a valuable deduction. This book provides do-it-yourselfers with the practical advice and information they need to take full advantage of the many deductions available to landlords.

This book is written for traditional landlords who rent out their property full time to long-term tenants. If you rent your property to short-term guests through Airbnb, VRBO, or any other short-term rental platform and want tax guidance, see Every Airbnb Host’s Tax Guide by Stephen Fishman.

CHAPTER

1

Tax Deduction Basics for Landlords

How Landlords Are Taxed

Income Taxes on Rental Income

Income Taxes When You Sell Your Property

Social Security and Medicare Taxes

Net Investment Income Tax

Property Taxes

What Is Rental Income?

Other Rental Income

How Income Tax Deductions Work

What Can You Deduct?

Pass-Through Tax Deduction

How Your Tax Status Affects Your Deductions

How Property Ownership Affects Taxes

Individual Ownership

Ownership Through a Business Entity

The tax code is full of deductions for landlords. Before you can start taking advantage of these deductions, however, you need a basic understanding of how landlords pay taxes and how tax deductions work. This chapter gives you all the information you need to get started, including:

how the IRS taxes landlords

how tax deductions work, and

how forms of property ownership affect landlord taxes.

How Landlords Are Taxed

When you own residential rental property, you’re required to pay the following taxes:

income taxes on rental income and property sales

Social Security and Medicare taxes (for some landlords)

net investment income tax (for some landlords), and

property taxes.

Let’s look at each type of tax.

Income Taxes on Rental Income

You must pay federal income taxes on the net income (rent and other money minus expenses) you receive from your rental property each year. When you file your yearly tax return, you add your net rental income to your other income for the year, such as salary income from a job, interest on savings, and investment income. The seven different tax rates (called tax brackets) range from 10% of taxable income to 37%. (See the chart below.)

This book covers rental property deductions for federal income taxes. However, 42 states also have income taxes. State income tax laws generally track federal tax law, subject to some exceptions. The states without income taxes are Alaska, Florida, Nevada, South Dakota, Tennessee, Texas, Washington, and Wyoming. New Hampshire taxes only dividends and interest, while Washington taxes some capital gains over $250,000 (but real estate sales are exempt). For details on your state’s income tax law, visit your state tax agency’s website, or contact your local state tax office. You can find links to all 50 state tax agency websites at the Federation of Tax Administrators website, at www.taxadmin.org.

Income Taxes When You Sell Your Property

When you sell your property, any profit you earn is added to your income for the year and is subject to taxation. Profits from the sale of rental property owned for more than one year are taxed at capital gains rates. These rates are lower than income tax rates, except for taxpayers in the lowest tax brackets. (See Chapter 5 for an example of the tax effects of a rental property sale.)

But you might be able to defer tax on your profits—perhaps indefinitely—by selling your property through a like-kind exchange (also called a Section 1031 exchange or tax-free exchange). This kind of exchange involves swapping your property for similar property owned by someone else. These property swaps are subject to complex tax rules that are beyond the scope of this book because they have nothing to do with income tax deductions. For more information, see IRS Publication 544, Sales and Other Dispositions of Assets.

Social Security and Medicare Taxes

Everyone who works as an employee or who owns a business must pay Social Security and Medicare payroll taxes (known as FICA, or Federal Insurance Contributions Act, taxes). Employees pay half of these taxes themselves and their employers pay the other half. Self-employed people must pay them all themselves. These are two separate taxes.

Social Security tax. The Social Security tax is a flat 12.4% tax on net self-employment income or employee wages up to an annual ceiling, which is adjusted for inflation each year. In 2024, the ceiling was $168,600.

Medicare payroll tax. The two Medicare tax rates are: a 2.9% tax up to an annual ceiling—$200,000 for single taxpayers and $250,000 for married couples filing jointly. All income above the ceiling is taxed at a 3.8% rate.

For both the self-employed and employees, the combined Social Security and Medicare tax is 15.3%, up to the Social Security tax ceiling.

You might have to pay (and withhold) Social Security and Medicare taxes if you hire employees to work in your rental activity—for example, if you hire a resident manager. The employer’s share of such taxes is a deductible expense. (See Chapter 13.)

The income you earn from your rental property isn’t subject to Social Security and Medicare taxes even if your rental activities constitute a business for tax purposes. (I.R.C. § 1402(a)(1).) (See Chapter 2.) This is one of the great tax benefits of owning rental property. A person who owns a hot dog stand must pay the 15.3% self-employment tax on their annual profits, whereas a person who owns a rental house or other real estate pays no self-employment taxes on their rental income.

An important exception to the rule that landlords don’t have to pay Social Security or Medicare taxes on their rental income is that landlords who provide substantial services to their tenants must pay this tax. Substantial services are services provided for tenants’ convenience that hotels or bed-and-breakfasts typically provide, such as maid service, food, or concierge services. The services’ value must be equal to at least 10% or 15% of the rent charged to be substantial. If you provide substantial services to your tenants, your activity is classified as a regular business, not a rental activity. If you’re an individual owner, you report your income or losses on IRS Schedule C, Profit or Loss From Business (Sole Proprietorship). Traditional landlords who rent to long-term tenants rarely provide substantial services.

Estimated Taxes for Landlords

If your rentals earn a profit and you expect to owe at least $1,000 in income tax on the profit, you might need to pay estimated taxes to the IRS to prepay your tax liability. However, if you work and have income tax withheld from your pay, you’ll need to pay estimated tax only if your total withholding (and any tax credits) amounts to less than 90% of the total tax you expect to pay for the year. So, you can avoid paying any estimated tax at all by having your withholding increased. But you’ll be able to hold on to your money a bit longer if you pay estimated tax instead of having the money taken out of your paychecks every pay period.

If you pay estimated tax, the payments are due four times per year: April 15, June 15, September 15, and January 15. To avoid having to pay an underpayment penalty, your total withholding and estimated tax payments must equal the lesser of either (1) 90% of your tax liability for the current year, or (2) 100% of what you paid the previous year (or 110% if you’re a high-income taxpayer—those with adjusted gross incomes of more than $150,000, or $75,000 for married couples filing separate returns).

The easiest way to calculate your quarterly estimated tax payments is to subtract your total expected income tax withholding for the current year from the total income tax you paid last year. The balance is the total amount of estimated tax you must pay this year. But, if you’re a high-income taxpayer, add 10% to the total. Note, however, that if your income is higher this year than last, you’ll owe extra tax to the IRS on April 15. To account for this increase, you can increase your estimated tax payments or simply save the money you’ll need to pay the taxes when you file your annual return.

You pay the money directly to the IRS in four equal installments, so divide the total by four. You can pay by mail, by electronic withdrawal from your bank account, or by credit or debit card. For details, see the IRS estimated tax webpage at www.irs.gov/Businesses/Small-Businesses-Self-Employed/Estimated-Taxes.

Net Investment Income Tax

The net investment income tax went into effect in 2013. This 3.8% tax affects many higher-income landlords. (For details, see Chapter 19.)

Property Taxes

Property owners in all states pay property taxes that cities, counties, and other local governments impose. These taxes are based on your rental property’s value. Property taxes aren’t covered in this book.

What Is Rental Income?

You only pay tax on your net rental income each year—your total income minus your deductible expenses. Your rental income consists primarily of the rent your tenants pay you for the use of your property. However, rental income can include other types of payments as well. As a rule, neither tenants nor anyone else reports the rent and other payments landlords receive to the IRS.

Other Rental Income

Tenants typically make various kinds of payments to their landlords in addition to rent, or provide things of value other than money. Many of these payments must be included in landlord income.

Security deposits. When you receive a security deposit that you plan to use for the tenant’s final rent payment, you should include that amount in your income for the year when you receive it. However, don’t include security deposit money in your income when you receive it if you plan to return the money to your tenant at the end of the rental term. If you keep part or all of the security deposit at any time because your tenant doesn’t live up to the terms of the rental agreement, include the amount you keep in your income for that year.

Interest earned on security deposits is also rental income that should be included in your income in the year it is earned, unless your state or local law requires landlords to credit that interest to tenants.

Property or services in lieu of rent. Property or services you receive from a tenant as rent (instead of money) must be included in your rental income. For example, if your tenant is a painter and offers to paint your rental property instead of paying rent for two months, you must include in your rental income the amount the tenant would have paid for two months’ worth of rent.

Rental expenses paid for by tenant. Any rental expenses a tenant paid are rental income, including payments a tenant makes to you for repairs, utilities, or other rental costs. These costs are then deductible by you as rental expenses.

Lease cancellation payments. If a tenant pays you to agree to cancel a lease, the amount you receive is rent that must be included in your rental income in the year you receive it.

Leases with option to buy. A lease with an option to buy occurs if the rental agreement gives your tenant the right to buy your rental property. The payments you receive under such an agreement are generally rental income.

Advance rent payments. Advance rent is any amount you receive before the period that it covers. Include advance rent in your rental income in the year you receive it, regardless of the period covered. For example, to get you to agree to a one-year lease, a tenant with poor credit pays you six months’ rent in advance in December. You must include the entire amount as rental income in the year it was received.

Fees. Fees or other charges tenants pay are also rental income. These fees include:

fees you charge tenants for paying rent late

garage or other parking fees

fees you charge tenants for use of storage facilities, and

laundry income from washers and dryers you provide for tenants’ use.

How Income Tax Deductions Work

The tax law recognizes that you must spend money on your rental properties for such things as mortgage interest, repairs, maintenance, and many other expenses. The law allows you to subtract these expenses, plus an amount for the depreciation of your property, from your effective gross rental income (all the money actually earned from the property) to determine your taxable income. You pay income tax only on your taxable income, if any. Expenses you can deduct from your income are called tax deductions or tax write-offs. These deductions are what this book is about.

Although some tax deduction calculations can get a bit complicated, the basic math is simple. The entire tax regimen for rental real estate can be reduced to the following simple equation:

(People who analyze real estate investments don’t include mortgage interest as a real estate operating expense, but it is an operating expense for tax purposes.)

EXAMPLE: Karla owns a rental house. This year, her effective gross rental income (all the income she actually earned from the property) was $10,000. She doesn’t pay tax on the entire $10,000 because she had the following expenses—$5,000 in mortgage interest, $1,000 for other operating expenses, and $2,000 for depreciation. She gets to deduct these as outlined in the above equation:

Karla only pays income tax on her $2,000 taxable income.

Many landlords have so many deductions that they end up with a net loss when they subtract all their deductions from their effective gross rental income. In that situation, they owe no tax at all on their rental income. This situation is especially common in the early years of owning rental property when you haven’t had time to raise the rents much. Indeed, it is common for landlords to have a loss for tax purposes even if they take in more in rental income than they pay in expenses each month.

Tax Credits for Landlords

Tax credits aren’t the same as tax deductions—they’re even better. A tax credit is subtracted from your tax liability after you calculate your taxes. For example, a $1,000 tax credit will reduce your taxes for the year by $1,000. Many different types of federal income tax credits exist, but the only credit widely available to owners of residential rentals is the low-income housing credit.

Congress enacted the low-income housing tax credit to encourage new construction and rehabilitation of existing rental housing for low-income households. The IRS and state tax credit allocation agencies jointly administer the low-income housing tax credit, which is used mostly by large real estate developers to build new low-income housing projects. For more information, contact your state tax credit allocation agency. You can find a list at www.novoco.com/resource-centers/affordable-housing-tax-credits/2023-federal-lihtc-information-state. Useful information can also be obtained from the National Housing & Rehabilitation Association website at www.housingonline.com.

No federal income tax credits are available for the cost of eliminating lead paint, asbestos, or mold contamination. However, your state might offer tax credits or other tax incentives for such environmental remediation.

Having a tax loss on your rental property isn’t necessarily a bad thing. You might be able to deduct it from other income you earn during the year, such as salary income from a job or income from other investments. However, significant restrictions limit a landlord’s ability to deduct rental losses from nonrental income. Many small landlords can avoid them, but not all. These restrictions—known as the passive loss rules and at-risk rules—are covered in detail in Chapter 16.

What Can You Deduct?

All tax deductions are a matter of legislative grace, which means that you can take a deduction only if it is specifically allowed by one or more provisions of the tax law. You usually don’t have to indicate on your tax return which tax law provision gives you the right to take a particular deduction. If you’re audited by the IRS, though, you’ll have to provide a legal basis for every deduction you take. If the IRS concludes that your deduction wasn’t justified, it will deny the deduction and charge you back taxes and penalties.

Landlords can deduct the following broad categories of rental expenses:

start-up expenses

operating expenses

capital expenses, and

a pass-through tax deduction.

This section provides an introduction to each of these categories (they’re covered in greater detail in later chapters).

CAUTION

Keep track of your rental expenses. You can deduct only those expenses that you actually incur. You need to keep records of these expenses to know for sure how much you actually spent and prove to the IRS that you really spent the money you deducted on your tax return in case you are audited. Accounting and bookkeeping are discussed in detail in Chapter 17.

Start-Up Expenses

The first money you will have to shell out will be for your rental activity’s start-up expenses. These expenses include most of the costs of getting your rental business up and running, like license fees, advertising costs, attorneys’ and accounting fees, travel expenses, market research, and office supply expenses. Start-up expenses don’t include the cost of buying rental property. If your rental activity qualifies as a business, up to $5,000 of start-up expenses may be deducted for the year in which they’re incurred. The remainder, if any, must be deducted in equal installments over the first 180 months you’re in business—a process called amortization. (See Chapter 9 for a detailed discussion of deducting start-up expenses.)

Operating Expenses

Operating expenses are the ongoing, day-to-day costs a landlord incurs to operate a rental property. These expenses include mortgage interest, utilities, salaries, supplies, travel expenses, car expenses, and repairs and maintenance. These expenses (unlike start-up expenses) are currently deductible—that is, you can deduct them all in the same year when you pay them. (See Chapter 3.)

Capital Expenses

Capital assets are things you buy for your rental activity that have a useful life of more than one year. A landlord’s main capital asset is the building or buildings the landlord rents out. However, capital assets also include, for example, equipment, vehicles, furniture, and appliances. These costs, called capital expenses, are considered to be part of your investment in your rental activity, not day-to-day operating expenses.

The cost of your capital assets must be deducted a little at a time over several years—a process called depreciation. Residential rental buildings (and building components) are depreciated over 27.5 years. The cost of land isn’t deductible—you must wait until land is sold to recover the cost. However, the cost of personal property used in your rental activity—computers, for example—can usually be deducted in a single year using Section 179 of the tax code and/or bonus depreciation. (See Chapter 5 for more on this topic.) Personal property inside rental units can also be deducted in one year with Section 179 and bonus depreciation. (See Chapter 6.)

Pass-Through Tax Deduction

From 2018 through 2025, landlords may qualify for a special pass-through tax deduction. This deduction enables them to deduct from their income taxes up to 20% of their net income from their rental activity. (See Chapter 7.)

How Your Tax Status Affects Your Deductions

Owning rental property can be a business for tax purposes, an investment, or, in some cases, a not-for-profit activity. Landlords whose rental activities qualify as a business are entitled to all the tax deductions discussed in this book. But those whose rentals are an investment lose certain useful deductions, such as the home office deduction. Tax deductions are extremely limited for landlords who, in the eyes of the IRS, are operating a not-for-profit activity.

Your tax status is determined by how much time and effort you put into your rental activity, and whether you earn profits each year or act like you want to. Most landlords who manage their property themselves qualify as for-profit businesses. (See Chapter 2 for more on determining your tax status.)

How Property Ownership Affects Taxes

How you own your residential rental property affects the tax returns you must file each year. The main ownership options for a small landlord are:

sole proprietorship

general partnership

limited partnership

limited liability company (LLC)

corporation

tenancy in common, or

joint tenancy.

These options can be sorted into two broad categories: individual ownership and ownership through a business entity. If you don’t know how you hold title to the rental property you already own, look at your property deed.

Individual Ownership

Most small landlords (owners of from 1 to 10 residential rental units) own their property as individuals—either alone or with one or more co-owners.

One Property Owner

The simplest way to own rental property is for a single individual to own it in that person’s own name. When you take this approach, you’re a sole proprietor for tax purposes. Any rental income you earn is added to your other income, such as salary from a job, interest income, or investment income. Losses you incur can be deducted from your other income, subject to the restrictions discussed in Chapter 16. You report your rental income and losses on IRS Schedule E and attach it to your individual tax return. (See Chapter 18 for a detailed discussion of Schedule E.)

The situation is a bit more complex if you acquired the property while married and you live in one of the nine community property states: Arizona, California, Idaho, Louisiana, Nevada, New Mexico, Texas, Washington, and Wisconsin. (In Alaska, married couples can opt into the community property system.) Although the rental is held in your name alone, unless you and your spouse agree otherwise, it will be jointly owned community property under your state’s marital property laws. However, for tax purposes, you may still treat the rental activity as a sole proprietorship with only one spouse listed as owner on Schedule E. (See Spouses who live in community property states, below.)

Co-Owners Not Married to Each Other

It’s not uncommon for two or more relatives, friends, or colleagues to own rental property together. If you acquire the property with one or more co-owners, you don’t necessarily have to form a separate business entity like a partnership, limited liability company, or corporation to own and operate it. Instead, for tax purposes, each owner can in essence be treated like a sole proprietor, which can be accomplished where co-owners take title to the property together as tenants in common or, more rarely, joint tenants. (See Co-Ownership by Spouses, below, for the difference between the two.) Each co-owner owns an undivided interest in the entire property. In the case of a tenancy in common, the interests can be equal or divided in unequal amounts, whatever the owners agree upon. The ownership interest of each owner should be listed on the property deed.

EXAMPLE: AJ and Alina, brother and sister, buy a rental house together, taking title as tenants in common. They decide that because AJ put more money down on the property, he should own a 60% interest and Alina 40%. So, AJ is legally entitled to 60% of the income the property generates and is supposed to pay 60% of the expenses. Alina gets the remaining 40%.

Although they own rental property together, each cotenant is treated like a sole proprietor for tax purposes. Each cotenant reports their share of the income and deductions from the rental property on their own tax return, filing Schedule E. Each owner’s share is based on their ownership interest—for example, Alina in the example above lists her 40% share of the income and deductions from the co-owned rental house on her Schedule E and pays tax on that amount. AJ lists the other 60% on his own Schedule E.

If one cotenant pays more than their proportionate share of the expenses, the overpayment is treated as a loan to the other cotenants and may not be deducted. The cotenant who overpays is legally entitled to be reimbursed by the other cotenants. (T.C. Memo 1995-562.)

EXAMPLE: Alina from the example above pays 80% of the annual expenses for the rental house this year, instead of the 40% she should pay based on her ownership interest. She may not deduct her overpayment, which amounts to $10,000. Instead, it is treated as a loan to her cotenant, AJ. Alina is entitled to be repaid the $10,000 by AJ. If he doesn’t pay, she can sue him to collect. If he does pay, he can deduct the amount as a rental expense.

Are cotenants partners? The type of cotenancy described above might seem like a partnership, but it’s really not. Unlike in a partnership, a cotenant can’t act or contract on behalf of the other cotenants without their authorization. Moreover, one cotenant isn’t liable for any debts incurred by another cotenant without giving consent. Each tenant in common may lease, mortgage, sell, or otherwise transfer all or part of their interest without obtaining consent from the other cotenants, or even telling them about it. This power to transfer property also applies upon the death of a tenant in common. It’s often desirable, but not required, that the co-owners enter into a written cotenancy agreement.

Not being in a partnership can save time and expense. Filing a partnership tax return and dealing with complex partnership tax laws isn’t easy. If you’re a partnership, here’s what you’re supposed to do:

Complete and file Form 1065, U.S. Return of Partnership Income, reporting all the partnership’s income, deductions, gains, and losses.

Complete a Schedule K-1 for each partner showing that partner’s share of the partnership’s income or loss.

Transfer the Schedule K-1 information onto a Schedule E, Supplemental Income and Loss, for each partner.

Complete a Schedule SE for each partner, listing that partner’s share of partnership income as self-employment income.

Transfer the data from the individual schedules onto the joint Form 1040.

Obviously, these tasks require a lot of time and money—tax pros can charge $1,000 or more to prepare partnership returns.

Co-owners who provide services to tenants. IRS regulations provide that tenants in common or joint tenants don’t become partners in a partnership as long as all they do is own rental property together and merely maintain, repair, and rent it. (IRS Reg. § 1.761-1(a), IRS Reg. § 301.7701(a)(2).) (See also IRS Publication 541, Partnerships: co-ownership of property maintained and rented or leased is not a partnership unless the co-owners provide services to the tenants.)

However, the tax situation changes if co-owners of a rental property provide significant services to their tenants. In this event, the IRS will consider them partners in a partnership for tax purposes.

Significant services don’t include furnishing heat and light, cleaning of public areas, normal repairs, trash collection, or similar services. Instead, they are services that primarily benefit the tenants personally, such as maid service, linen changing, food service, or concierge services. (IRS Reg. § 301.7701-1(b); Rev. Rul. 75-374.) Providing occasional cleaning or concierge services would probably not constitute significant services. Would providing tenants with an internet connection or cable TV constitute significant services? It’s unclear.

If co-owners are deemed to be partners in a partnership, the partnership must file a partnership tax return (unless they are married and elect qualified joint venture status—see Co-Ownership by Spouses, below). Each individual or partnership members gets a Schedule K-1 from their partnership reporting their individual shares of annual income or loss from the rental activity. The individuals then list this amount in Part II of Schedule E, on page 2. This doesn’t increase or decrease the owners’ deductions, but it does result in a more complex tax return.

Co-Ownership by Spouses

Spouses who own rental property together typically take title as joint tenants—rather than tenants in common. Joint tenants are treated exactly the same as tenants in common for tax purposes, but there are significant nontax differences. Joint tenants must own the property 50-50. In addition, joint tenancy always includes the right of survivorship. When one joint tenant dies, that person’s share automatically goes to the survivor, which isn’t the case with tenants in common, who can leave their share of the co-owned property to anyone they want. Unmarried people can also be joint tenants, but this isn’t commonly done.

If a married couple that jointly owns rental property files a joint income tax return, as most do, they are treated as a single taxpayer by the IRS. The spouses’ shares of the income and deductions from the rental property are combined on their single joint tax return. The couple reports their income and deductions from the jointly owned property on a single Schedule E they file with their joint return.

Are co-owner spouses partners in a partnership? Like other co-owners of rental property, spouses who are landlords of property they own together are ordinarily not considered partners in a partnership as long as all they do is maintain, repair, and rent their property. However, spouses who provide significant services to their tenants will be viewed as partners in a partnership by the IRS. (See Co-owners who provide services to tenants, above.) So, they would have to file a partnership tax return—unless they can elect joint venture status.

Electing qualified joint venture status to file Schedule C. To avoid having to file a partnership tax return, spouses who provide significant services to their tenants can elect to be taxed as a qualified joint venture. When this election is done, both spouses are treated as sole proprietors of a Schedule C business for tax purposes. They each file an IRS Schedule C, Profit or Loss From Business (Sole Proprietorship), with their joint return.

This election is available only where the spouses own the rental property as individuals in their own names. It may not be made when the activity is held in the name of a state law business entity such as a partnership or an LLC.

To qualify for qualified joint venture status, the spouses must share all their rental income, losses, deductions, and credits according to their ownership interest in the property. If, as is usually the case, each spouse owns 50% of the property, they equally split their rental income or loss on their Schedules C.

In addition, the spouses must:

be the only owners of the activity

file a joint return

both elect not to be treated as a partnership, and

both materially participate in the business.

Material participation is determined by the same rules as those used to determine whether real estate owners qualify as real estate professionals for purposes of the passive activity loss (PAL) rules. This means that each spouse must be involved with their business’s day-to-day operations on a regular, continuous, and substantial basis. Working more than 500 hours in the business during the year meets this requirement. So does working more than 100 hours if no one else worked more, or doing substantially all the work for the activity. (See Material Participation Test in Chapter 16 for a detailed discussion.)

In addition, the IRS says that married couples can’t make a qualified joint venture election if the business is owned and operated through a state law entity, including a partnership, limited liability company, limited liability partnership, or corporation. So, you can’t make this election if you’ve formed an LLC or a corporation to own and run the business.

If you qualify, you and your spouse elect this status simply by filing a joint IRS Form 1040 with the required Schedule C. Once you elect this status, it can’t be revoked without IRS approval.

Electing qualified joint venture status to file Schedule E. The instructions for Schedule E provide that spouses whose rental activity constitutes a business for reasons other than providing their tenants with services may also elect qualified joint venture status. The same requirements discussed above must be satisfied. In this event, the co-owner spouses file one Schedule E to report their income and expenses from the rental property. However, each spouse must report that spouse’s interest as separate properties on Schedule E. Check a special box on Schedule E to elect qualified joint venture status. (See Chapter 18 for a detailed discussion of Schedule E.)

It’s not entirely clear when this election is necessary. The IRS regulations discussed above make clear that it isn’t necessary if the spouses merely maintain, repair, and rent out their property—this activity isn’t a partnership for tax purposes. Something more must make the activity a partnership business—something other than providing services. What this is remains unclear. But, spouses who want to make absolutely sure that the IRS doesn’t view their rental activity as a partnership might want to make this election if they meet the requirements. It costs nothing. The spouses will have to split their rental income and expenses between them for each rental property when they file their sole Schedule E.

Spouses who live in community property states. Some special rules apply for co-owner spouses who live in community property states: Arizona, California, Idaho, Louisiana, Nevada, New Mexico, Texas, Washington, and Wisconsin.

If you live in one of these states, you and your spouse will automatically be co-owners of any rental property you acquire while you’re married, unless you agree otherwise. Like married people in non–community property states, spouses in community property states ordinarily take title to their real property as joint tenants. However, they may take title as tenants in common instead, if they want; or just one spouse may be named on the deed as owner.

The IRS says that spouses in community property states may treat their rental activity either as a sole proprietorship (technically, a disregarded entity) or as a partnership. Either one is fine. If sole proprietorship status is selected, they would file one Schedule E and wouldn’t have to allocate their rental income and expenses between themselves. All they need do to elect this status is file their one Schedule E. They don’t need to elect qualified joint venture status to avoid having to file a partnership return. (Rev. Proc. 2002-69 (10/9/2002).)

Ownership Through a Business Entity

Instead of owning your rental property in your own name, you can form a business entity to own it, and own all or part of the entity.

EXAMPLE: Venus and Vishonne, a married couple, own a small apartment building. Instead of taking title in their own names as joint tenants, they form a limited liability company (LLC). The LLC owns the building and they, in turn, own the LLC.

The tax deductions available from rental property are the same whether you own it in your own name or through any of the business entities discussed below, subject to one exception. Regular C corporations—which are rarely used to own rental real estate—don’t qualify for the new pass-through tax deduction. (See Chapter 7.)

RESOURCE

This section provides only the briefest possible introduction to business entities. To learn more, refer to LLC or Corporation? Choose the Right Form for Your Business, by Anthony Mancuso (Nolo).

Types of Entities

Several different business entities can own rental property.

Partnerships. A partnership is a form of shared ownership and management of a business. The partners contribute money, property, or services to the partnership; in return, they receive a share of the profits it earns, if any. The partners jointly manage the partnership business. Although many partners enter into written partnership agreements, no agreement is required to form a partnership. A partnership can hold title to real estate and other property.

Limited partnerships. A limited partnership is a special type of partnership that can only be created by filing limited partnership documents with your state government. It consists of one or more general partners who manage the partnership and any number of limited partners who are passive investors—they contribute money and share in the partnership’s income (or losses) but don’t actively manage the partnership business. Limited partnerships are especially popular for real estate projects that are owned by multiple investors.

Corporations. A corporation can only be created by filing incorporation documents with your state government. A corporation is a legal entity distinct from its owners, who are called shareholders. It can hold title to property, sue and be sued, have bank accounts, borrow money, hire employees, and perform other business functions. For tax purposes, the two types of corporations are S corporations (also called small business corporations) and C corporations (also called regular corporations). The most important difference between the two types of corporations is how they’re taxed. An S corporation pays no taxes itself—instead, its income or loss is passed on to its owners, who must pay personal income taxes on their share of the corporation’s profits.

Limited liability companies. A limited liability company (LLC) is like a sole proprietorship or partnership in that its owners (called members) jointly own and manage the business and share in the profits. However, an LLC is also like a corporation because its owners must file papers with the state to create the LLC and it exists as a separate legal entity. Today, the LLC is the most popular business entity used to own rental property.

Filing a Beneficial Ownership Information Report

Starting in 2024, the owners of most corporations, LLCs, and other business entities formed by filing a document with a state Secretary of State must file a beneficial ownership information report with the Department of Treasury Financial Crimes Enforcement Network (FinCEN), the Treasury Department’s financial intelligence unit. The report must provide the names and contact information of the actual human beneficial owners of the entity. This requirement is intended to help prevent the use of anonymous shell companies for illegal purposes such as money laundering and tax evasion. Entities existing before 2024 have until January 1, 2025, to comply. New entities formed during 2024 must file their report within 90 days of formation (30 days for entities formed in 2025 and later). All filing is done online. These reports don’t need to be filed by sole proprietors or most general partnerships. For more information, visit the FinCEN website at www.fincen.gov/boi.

Tax Treatment of Business Entities

Partnerships, limited partnerships, LLCs, and S corporations are all pass-through entities. A pass-through entity doesn’t pay any taxes itself. Instead, the business’s profits or losses are passed through to its owners, who include them on their own personal tax returns (IRS Form 1040). When a profit is passed through to the owner, the owner must add that money to any income from other sources and pay tax on the total amount. If a loss is passed through to the owner, that person can deduct it from other income, subject to the restrictions on deducting rental losses discussed in Chapter 16. Because pass-through taxation permits property owners to deduct losses from their personal taxes, it is considered the best form of taxation for real estate ownership.

Although pass-through entities don’t pay taxes, their income and expenses must still be reported to the IRS as follows.

Partnerships and limited partnerships. Partnerships and limited partnerships must file an annual tax form with the IRS (Form 1065, U.S. Return of Partnership Income). Form 1065 is used to report partnership revenues, expenses, gains, and losses. The partnership must also provide each partner with an IRS Schedule K-1, Partner’s Share of Income, Deductions, Credits, etc., listing the partner’s share of partnership income and expenses (copies of these schedules must also be attached to IRS Form 1065). The partners must then file IRS Schedule E, Supplemental Income and Loss, with their individual income tax returns, showing the income or losses from all the partnerships in which they own an interest. Partners complete the second page of Schedule E, not the first page, which individuals use to report their income and deductions from rental property. (See Chapter 18.)

S corporations. These entities must file information returns with the IRS on Form 1120-S, U.S. Income Tax Return for an S Corporation, showing how much the business earned or lost and each shareholder’s portion of the corporate income or loss. (An information return is a return filed by an entity that doesn’t pay any taxes itself. Its purpose is to show the IRS how much tax the entity’s owners owe.) Like partners in a partnership, the shareholders must complete the second page of Schedule E, showing their shares of the corporation’s income or losses, and file it with their individual tax returns.

LLCs. LLCs with only one member are ordinarily treated like a sole proprietorship for tax purposes. The member reports profits, losses, and deductions from rental activities on Schedule E. An LLC with two or more members is treated like a partnership for tax purposes, except in the unusual situation where the owners choose to have it treated