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My1040ez 1. My1040ez   Rental Income and Expenses (If No Personal Use of Dwelling) Table of Contents Rental IncomeWhen To Report Types of Income Rental ExpensesWhen To Deduct Types of Expenses This chapter discusses the various types of rental income and expenses for a residential rental activity with no personal use of the dwelling. My1040ez Generally, each year you will report all income and deduct all out-of-pocket expenses in full. My1040ez The deduction to recover the cost of your rental property—depreciation—is taken over a prescribed number of years, and is discussed in chapter 2, Depreciation of Rental Property. My1040ez If your rental income is from property you also use personally or rent to someone at less than a fair rental price, first read the information in chapter 5 , Personal Use of Dwelling Unit (Including Vacation Home). My1040ez Rental Income In most cases, you must include in your gross income all amounts you receive as rent. My1040ez Rental income is any payment you receive for the use or occupation of property. My1040ez In addition to amounts you receive as normal rental payments, there are other amounts that may be rental income. My1040ez When To Report When you report rental income on your tax return generally depends on whether you are a cash basis taxpayer or use an accrual method. My1040ez Most individual taxpayers use the cash method. My1040ez Cash method. My1040ez   You are a cash basis taxpayer if you report income on your return in the year you actually or constructively receive it, regardless of when it was earned. My1040ez You constructively receive income when it is made available to you, for example, by being credited to your bank account. My1040ez Accrual method. My1040ez    If you are an accrual basis taxpayer, you generally report income when you earn it, rather than when you receive it. My1040ez You generally deduct your expenses when you incur them, rather than when you pay them. My1040ez More information. My1040ez   See Publication 538, Accounting Periods and Methods, for more information about when you constructively receive income and accrual methods of accounting. My1040ez Types of Income The following are common types of rental income. My1040ez Advance rent. My1040ez   Advance rent is any amount you receive before the period that it covers. My1040ez Include advance rent in your rental income in the year you receive it regardless of the period covered or the method of accounting you use. My1040ez Example. My1040ez On March 18, 2013, you signed a 10-year lease to rent your property. My1040ez During 2013, you received $9,600 for the first year's rent and $9,600 as rent for the last year of the lease. My1040ez You must include $19,200 in your rental income in the first year. My1040ez Canceling a lease. My1040ez   If your tenant pays you to cancel a lease, the amount you receive is rent. My1040ez Include the payment in your income in the year you receive it regardless of your method of accounting. My1040ez Expenses paid by tenant. My1040ez   If your tenant pays any of your expenses, those payments are rental income. My1040ez Because you must include this amount in income, you can also deduct the expenses if they are deductible rental expenses. My1040ez For more information, see Rental Expenses , later. My1040ez Example 1. My1040ez Your tenant pays the water and sewage bill for your rental property and deducts the amount from the normal rent payment. My1040ez Under the terms of the lease, your tenant does not have to pay this bill. My1040ez Include the utility bill paid by the tenant and any amount received as a rent payment in your rental income. My1040ez You can deduct the utility payment made by your tenant as a rental expense. My1040ez Example 2. My1040ez While you are out of town, the furnace in your rental property stops working. My1040ez Your tenant pays for the necessary repairs and deducts the repair bill from the rent payment. My1040ez Include the repair bill paid by the tenant and any amount received as a rent payment in your rental income. My1040ez You can deduct the repair payment made by your tenant as a rental expense. My1040ez Property or services. My1040ez   If you receive property or services as rent, instead of money, include the fair market value of the property or services in your rental income. My1040ez   If the services are provided at an agreed upon or specified price, that price is the fair market value unless there is evidence to the contrary. My1040ez Example. My1040ez Your tenant is a house painter. My1040ez He offers to paint your rental property instead of paying 2 months rent. My1040ez You accept his offer. My1040ez Include in your rental income the amount the tenant would have paid for 2 months rent. My1040ez You can deduct that same amount as a rental expense for painting your property. My1040ez Security deposits. My1040ez   Do not include a security deposit in your income when you receive it if you plan to return it to your tenant at the end of the lease. My1040ez But if you keep part or all of the security deposit during any year because your tenant does not live up to the terms of the lease, include the amount you keep in your income in that year. My1040ez    If an amount called a security deposit is to be used as a final payment of rent, it is advance rent. My1040ez Include it in your income when you receive it. My1040ez Other Sources of Rental Income Lease with option to buy. My1040ez   If the rental agreement gives your tenant the right to buy your rental property, the payments you receive under the agreement are generally rental income. My1040ez If your tenant exercises the right to buy the property, the payments you receive for the period after the date of sale are considered part of the selling price. My1040ez Part interest. My1040ez   If you own a part interest in rental property, you must report your part of the rental income from the property. My1040ez Rental of property also used as your home. My1040ez   If you rent property that you also use as your home and you rent it less than 15 days during the tax year, do not include the rent you receive in your income and do not deduct rental expenses. My1040ez However, you can deduct on Schedule A (Form 1040), Itemized Deductions, the interest, taxes, and casualty and theft losses that are allowed for nonrental property. My1040ez See chapter 5, Personal Use of Dwelling Unit (Including Vacation Home). My1040ez Rental Expenses In most cases, the expenses of renting your property, such as maintenance, insurance, taxes, and interest, can be deducted from your rental income. My1040ez Personal use of rental property. My1040ez   If you sometimes use your rental property for personal purposes, you must divide your expenses between rental and personal use. My1040ez Also, your rental expense deductions may be limited. My1040ez See chapter 5, Personal Use of Dwelling Unit (Including Vacation Home). My1040ez Part interest. My1040ez   If you own a part interest in rental property, you can deduct expenses you paid according to your percentage of ownership. My1040ez Example. My1040ez Roger owns a one-half undivided interest in a rental house. My1040ez Last year he paid $968 for necessary repairs on the property. My1040ez Roger can deduct $484 (50% × $968) as a rental expense. My1040ez He is entitled to reimbursement for the remaining half from the co-owner. My1040ez When To Deduct You generally deduct your rental expenses in the year you pay them. My1040ez If you use the accrual method, see Publication 538 for more information. My1040ez Types of Expenses Listed below are the most common rental expenses. My1040ez Advertising. My1040ez Auto and travel expenses. My1040ez Cleaning and maintenance. My1040ez Commissions. My1040ez Depreciation. My1040ez Insurance. My1040ez Interest (other). My1040ez Legal and other professional fees. My1040ez Local transportation expenses. My1040ez Management fees. My1040ez Mortgage interest paid to banks, etc. My1040ez Points. My1040ez Rental payments. My1040ez Repairs. My1040ez Taxes. My1040ez Utilities. My1040ez Some of these expenses, as well as other less common ones, are discussed below. My1040ez Depreciation. My1040ez   Depreciation is a capital expense. My1040ez It is the mechanism for recovering your cost in an income producing property and must be taken over the expected life of the property. My1040ez   You can begin to depreciate rental property when it is ready and available for rent. My1040ez See Placed in Service under When Does Depreciation Begin and End in chapter 2. My1040ez Insurance premiums paid in advance. My1040ez   If you pay an insurance premium for more than one year in advance, for each year of coverage you can deduct the part of the premium payment that will apply to that year. My1040ez You cannot deduct the total premium in the year you pay it. My1040ez See chapter 6 of Publication 535 for information on deductible premiums. My1040ez Interest expense. My1040ez   You can deduct mortgage interest you pay on your rental property. My1040ez When you refinance a rental property for more than the previous outstanding balance, the portion of the interest allocable to loan proceeds not related to rental use generally cannot be deducted as a rental expense. My1040ez Chapter 4 of Publication 535 explains mortgage interest in detail. My1040ez Expenses paid to obtain a mortgage. My1040ez   Certain expenses you pay to obtain a mortgage on your rental property cannot be deducted as interest. My1040ez These expenses, which include mortgage commissions, abstract fees, and recording fees, are capital expenses that are part of your basis in the property. My1040ez Form 1098, Mortgage Interest Statement. My1040ez   If you paid $600 or more of mortgage interest on your rental property to any one person, you should receive a Form 1098 or similar statement showing the interest you paid for the year. My1040ez If you and at least one other person (other than your spouse if you file a joint return) were liable for, and paid interest on, the mortgage, and the other person received the Form 1098, report your share of the interest on Schedule E (Form 1040), line 13. My1040ez Attach a statement to your return showing the name and address of the other person. My1040ez On the dotted line next to line 13, enter “See attached. My1040ez ” Legal and other professional fees. My1040ez   You can deduct, as a rental expense, legal and other professional expenses such as tax return preparation fees you paid to prepare Schedule E, Part I. My1040ez For example, on your 2013 Schedule E you can deduct fees paid in 2013 to prepare Part I of your 2012 Schedule E. My1040ez You can also deduct, as a rental expense, any expense (other than federal taxes and penalties) you paid to resolve a tax underpayment related to your rental activities. My1040ez Local benefit taxes. My1040ez   In most cases, you cannot deduct charges for local benefits that increase the value of your property, such as charges for putting in streets, sidewalks, or water and sewer systems. My1040ez These charges are nondepreciable capital expenditures and must be added to the basis of your property. My1040ez However, you can deduct local benefit taxes that are for maintaining, repairing, or paying interest charges for the benefits. My1040ez Local transportation expenses. My1040ez   You may be able to deduct your ordinary and necessary local transportation expenses if you incur them to collect rental income or to manage, conserve, or maintain your rental property. My1040ez However, transportation expenses incurred to travel between your home and a rental property generally constitute nondeductible commuting costs unless you use your home as your principal place of business. My1040ez See Publication 587, Business Use of Your Home, for information on determining if your home office qualifies as a principal place of business. My1040ez   Generally, if you use your personal car, pickup truck, or light van for rental activities, you can deduct the expenses using one of two methods: actual expenses or the standard mileage rate. My1040ez For 2013, the standard mileage rate for business use is 56. My1040ez 5 cents per mile. My1040ez For more information, see chapter 4 of Publication 463. My1040ez    To deduct car expenses under either method, you must keep records that follow the rules in chapter 5 of Publication 463. My1040ez In addition, you must complete Form 4562, Part V, and attach it to your tax return. My1040ez Pre-rental expenses. My1040ez   You can deduct your ordinary and necessary expenses for managing, conserving, or maintaining rental property from the time you make it available for rent. My1040ez Rental of equipment. My1040ez   You can deduct the rent you pay for equipment that you use for rental purposes. My1040ez However, in some cases, lease contracts are actually purchase contracts. My1040ez If so, you cannot deduct these payments. My1040ez You can recover the cost of purchased equipment through depreciation. My1040ez Rental of property. My1040ez   You can deduct the rent you pay for property that you use for rental purposes. My1040ez If you buy a leasehold for rental purposes, you can deduct an equal part of the cost each year over the term of the lease. My1040ez Travel expenses. My1040ez   You can deduct the ordinary and necessary expenses of traveling away from home if the primary purpose of the trip is to collect rental income or to manage, conserve, or maintain your rental property. My1040ez You must properly allocate your expenses between rental and nonrental activities. My1040ez You cannot deduct the cost of traveling away from home if the primary purpose of the trip is to improve the property. My1040ez The cost of improvements is recovered by taking depreciation. My1040ez For information on travel expenses, see chapter 1 of Publication 463. My1040ez    To deduct travel expenses, you must keep records that follow the rules in chapter 5 of Publication 463. My1040ez Uncollected rent. My1040ez   If you are a cash basis taxpayer, do not deduct uncollected rent. My1040ez Because you have not included it in your income, it is not deductible. My1040ez   If you use an accrual method, report income when you earn it. My1040ez If you are unable to collect the rent, you may be able to deduct it as a business bad debt. My1040ez See chapter 10 of Publication 535 for more information about business bad debts. My1040ez Vacant rental property. My1040ez   If you hold property for rental purposes, you may be able to deduct your ordinary and necessary expenses (including depreciation) for managing, conserving, or maintaining the property while the property is vacant. My1040ez However, you cannot deduct any loss of rental income for the period the property is vacant. My1040ez Vacant while listed for sale. My1040ez   If you sell property you held for rental purposes, you can deduct the ordinary and necessary expenses for managing, conserving, or maintaining the property until it is sold. My1040ez If the property is not held out and available for rent while listed for sale, the expenses are not deductible rental expenses. My1040ez Points The term “points” is often used to describe some of the charges paid, or treated as paid, by a borrower to take out a loan or a mortgage. My1040ez These charges are also called loan origination fees, maximum loan charges, or premium charges. My1040ez Any of these charges (points) that are solely for the use of money are interest. My1040ez Because points are prepaid interest, you generally cannot deduct the full amount in the year paid, but must deduct the interest over the term of the loan. My1040ez The method used to figure the amount of points you can deduct each year follows the original issue discount (OID) rules. My1040ez In this case, points are equivalent to OID, which is the difference between: The amount borrowed (redemption price at maturity, or principal) and The proceeds (issue price). My1040ez The first step is to determine whether your total OID (which you may have on bonds or other investments in addition to the mortgage loan), including the OID resulting from the points, is insignificant or de minimis. My1040ez If the OID is not de minimis, you must use the constant-yield method to figure how much you can deduct. My1040ez De minimis OID. My1040ez   The OID is de minimis if it is less than one-fourth of 1% (. My1040ez 0025) of the stated redemption price at maturity (principal amount of the loan) multiplied by the number of full years from the date of original issue to maturity (term of the loan). My1040ez   If the OID is de minimis, you can choose one of the following ways to figure the amount of points you can deduct each year. My1040ez On a constant-yield basis over the term of the loan. My1040ez On a straight line basis over the term of the loan. My1040ez In proportion to stated interest payments. My1040ez In its entirety at maturity of the loan. My1040ez You make this choice by deducting the OID (points) in a manner consistent with the method chosen on your timely filed tax return for the tax year in which the loan is issued. My1040ez Example. My1040ez Carol Madison took out a $100,000 mortgage loan on January 1, 2013, to buy a house she will use as a rental during 2013. My1040ez The loan is to be repaid over 30 years. My1040ez During 2013, Carol paid $10,000 of mortgage interest (stated interest) to the lender. My1040ez When the loan was made, she paid $1,500 in points to the lender. My1040ez The points reduced the principal amount of the loan from $100,000 to $98,500, resulting in $1,500 of OID. My1040ez Carol determines that the points (OID) she paid are de minimis based on the following computation. My1040ez Redemption price at maturity (principal amount of the loan) $100,000 Multiplied by: The term of the  loan in complete years ×30 Multiplied by ×. My1040ez 0025 De minimis amount $7,500 The points (OID) she paid ($1,500) are less than the de minimis amount ($7,500). My1040ez Therefore, Carol has de minimis OID and she can choose one of the four ways discussed earlier to figure the amount she can deduct each year. My1040ez Under the straight line method, she can deduct $50 each year for 30 years. My1040ez Constant-yield method. My1040ez   If the OID is not de minimis, you must use the constant-yield method to figure how much you can deduct each year. My1040ez   You figure your deduction for the first year in the following manner. My1040ez Determine the issue price of the loan. My1040ez If you paid points on the loan, the issue price generally is the difference between the principal and the points. My1040ez Multiply the result in (1) by the yield to maturity (defined later). My1040ez Subtract any qualified stated interest payments (defined later) from the result in (2). My1040ez This is the OID you can deduct in the first year. My1040ez Yield to maturity (YTM). My1040ez   This rate is generally shown in the literature you receive from your lender. My1040ez If you do not have this information, consult your lender or tax advisor. My1040ez In general, the YTM is the discount rate that, when used in computing the present value of all principal and interest payments, produces an amount equal to the principal amount of the loan. My1040ez Qualified stated interest (QSI). My1040ez   In general, this is the stated interest that is unconditionally payable in cash or property (other than another loan of the issuer) at least annually over the term of the loan at a fixed rate. My1040ez Example—Year 1. My1040ez The facts are the same as in the previous example. My1040ez The yield to maturity on Carol's loan is 10. My1040ez 2467%, compounded annually. My1040ez She figured the amount of points (OID) she could deduct in 2013 as follows. My1040ez Principal amount of the loan $100,000 Minus: Points (OID) –1,500 Issue price of the loan $98,500 Multiplied by: YTM × . My1040ez 102467 Total 10,093 Minus: QSI –10,000 Points (OID) deductible in 2013 $93 To figure your deduction in any subsequent year, you start with the adjusted issue price. My1040ez To get the adjusted issue price, add to the issue price figured in Year 1 any OID previously deducted. My1040ez Then follow steps (2) and (3), earlier. My1040ez Example—Year 2. My1040ez Carol figured the deduction for 2014 as follows. My1040ez Issue price $98,500 Plus: Points (OID) deducted  in 2013 +93 Adjusted issue price $98,593 Multiplied by: YTM × . My1040ez 102467 Total 10,103 Minus: QSI –10,000 Points (OID) deductible in 2014 $103 Loan or mortgage ends. My1040ez    If your loan or mortgage ends, you may be able to deduct any remaining points (OID) in the tax year in which the loan or mortgage ends. My1040ez A loan or mortgage may end due to a refinancing, prepayment, foreclosure, or similar event. My1040ez However, if the refinancing is with the same lender, the remaining points (OID) generally are not deductible in the year in which the refinancing occurs, but may be deductible over the term of the new mortgage or loan. My1040ez Points when loan refinance is more than the previous outstanding balance. My1040ez   When you refinance a rental property for more than the previous outstanding balance, the portion of the points allocable to loan proceeds not related to rental use generally cannot be deducted as a rental expense. My1040ez For example, if an individual refinanced a loan with a balance of $100,000, the amount of the new loan was $120,000, and the taxpayer used $20,000 to purchase a car, points allocable to the $20,000 would be treated as nondeductible personal interest. My1040ez Repairs and Improvements Generally, an expense for repairing or maintaining your rental property may be deducted if you are not required to capitalize the expense. My1040ez Improvements. My1040ez   You must capitalize any expense you pay to improve your rental property. My1040ez An expense is for an improvement if it results in a betterment to your property, restores your property, or adapts your property to a new or different use. My1040ez Betterments. My1040ez   Expenses that may result in a betterment to your property include expenses for fixing a pre-existing defect or condition, enlarging or expanding your property, or increasing the capacity, strength, or quality of your property. My1040ez Restoration. My1040ez   Expenses that may be for restoration include expenses for replacing a substantial structural part of your property, repairing damage to your property after you properly adjusted the basis of your property as a result of a casualty loss, or rebuilding your property to a like-new condition. My1040ez Adaptation. My1040ez   Expenses that may be for adaptation include expenses for altering your property to a use that is not consistent with the intended ordinary use of your property when you began renting the property. My1040ez Separate the costs of repairs and improvements, and keep accurate records. My1040ez You will need to know the cost of improvements when you sell or depreciate your property. My1040ez The expenses you capitalize for improving your property can generally be depreciated as if the improvement were separate property. My1040ez Table 1-1. My1040ez Examples of Improvements Additions Bedroom Bathroom Deck Garage Porch Patio  Lawn & Grounds Landscaping Driveway Walkway Fence Retaining wall Sprinkler system Swimming pool Miscellaneous Storm windows, doors New roof Central vacuum Wiring upgrades Satellite dish Security system   Heating & Air Conditioning Heating system Central air conditioning Furnace Duct work Central humidifier Filtration system Plumbing Septic system Water heater Soft water system Filtration system  Interior Improvements Built-in appliances Kitchen modernization Flooring Wall-to-wall carpeting  Insulation Attic Walls, floor Pipes, duct work Prev  Up  Next   Home   More Online Publications
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My1040ez Index A Assistance (see Tax help) B Base amount, Base amount. My1040ez C Canadian social security benefits, Canadian or German social security benefits paid to U. My1040ez S. My1040ez residents. My1040ez Children's benefits, Children's benefits. My1040ez Comments on publication, Comments and suggestions. My1040ez D Deductions related to benefits, Deductions Related to Your Benefits $3,000 or less, Deduction $3,000 or less. My1040ez $3,000. My1040ez 01 or more, Deduction more than $3,000. My1040ez Disability benefits repaid, Disability payments. My1040ez E Estimated tax, Tax withholding and estimated tax. My1040ez F Form 1040, Reporting on Form 1040. My1040ez Form 1040A, Reporting on Form 1040A. My1040ez Form RRB-1042S, Form RRB-1042S, Payments by the Railroad Retirement Board 2013 (Nonresident Aliens) Form RRB-1099, Lump-sum payment reported on Form SSA-1099 or RRB-1099. My1040ez , Form RRB-1099, Payments by the Railroad Retirement Board 2013 Form SSA-1042S, Form SSA-1042S, Social Security Benefit Statement 2013 (Nonresident Aliens) Form SSA-1099, Lump-sum payment reported on Form SSA-1099 or RRB-1099. My1040ez , Appendix Form W-4V, Tax withholding and estimated tax. My1040ez Free tax services, Free help with your tax return. My1040ez Future developments Product page, Reminders G German social security benefits, Canadian or German social security benefits paid to U. My1040ez S. My1040ez residents. My1040ez H Help (see Tax help) J Joint returns, Joint return. My1040ez L Legal expenses, Legal expenses. My1040ez Lump-sum election, Lump-Sum Election Example, Example M Missing children, photographs of, Reminders N Nonresident aliens, Nonresident aliens. My1040ez Form RRB-1042S, Form RRB-1042S, Payments by the Railroad Retirement Board 2013 (Nonresident Aliens) Form SSA-1042S, Form SSA-1042S, Social Security Benefit Statement 2013 (Nonresident Aliens) Nontaxable benefits, Benefits not taxable. My1040ez P Permanent resident aliens, Lawful permanent residents. My1040ez Publications (see Tax help) R Railroad retirement benefits, Introduction Repayments Benefits received in earlier year, Repayment of benefits. My1040ez , Repayment of benefits received in an earlier year. My1040ez Disability benefits, Disability payments. My1040ez Gross benefits, Repayment of benefits. My1040ez , Repayments More Than Gross Benefits Reporting requirements, How To Report Your Benefits Lump-sum payment, Lump-sum payment reported on Form SSA-1099 or RRB-1099. My1040ez S Social Security benefits, Introduction Suggestions for publication, Comments and suggestions. My1040ez T Tax help, How To Get Tax Help Taxable benefits Determination of, Are Any of Your Benefits Taxable?, How Much Is Taxable? Maximum taxable part, Maximum taxable part. My1040ez Person receiving benefits determines, Who is taxed. My1040ez Worksheets, Worksheet A. My1040ez Examples, Examples, Worksheets Which to use, Which worksheet to use. My1040ez Total income, figuring, Figuring total income. My1040ez TTY/TDD information, How To Get Tax Help U U. My1040ez S. My1040ez citizens residing abroad, U. My1040ez S. My1040ez citizens residing abroad. My1040ez U. My1040ez S. My1040ez residents Canadian or German social security benefits paid to, Canadian or German social security benefits paid to U. My1040ez S. My1040ez residents. My1040ez W Withholding, Tax withholding and estimated tax. My1040ez Exemption from, Exemption from withholding. My1040ez Form W-4V, Tax withholding and estimated tax. My1040ez Voluntary, Tax withholding and estimated tax. My1040ez Worksheets Taxable benefits Blank Worksheet 1, Worksheets Filled-in Worksheet 1, Filled-in Worksheet 1. My1040ez Figuring Your Taxable Benefits, Filled-in Worksheet 1. My1040ez Figuring Your Taxable Benefits, Filled-in Worksheet 1. My1040ez Figuring Your Taxable Benefits, Filled-in Worksheet 1. My1040ez Figuring Your Taxable Benefits Quick calculation, sample, Worksheet A. My1040ez Prev  Up     Home   More Online Publications