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Form 1040 X

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Form 1040 X

Form 1040 x 1. Form 1040 x   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. Form 1040 x Generally, each year you will report all income and deduct all out-of-pocket expenses in full. Form 1040 x 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. Form 1040 x 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). Form 1040 x Rental Income In most cases, you must include in your gross income all amounts you receive as rent. Form 1040 x Rental income is any payment you receive for the use or occupation of property. Form 1040 x In addition to amounts you receive as normal rental payments, there are other amounts that may be rental income. Form 1040 x 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. Form 1040 x Most individual taxpayers use the cash method. Form 1040 x Cash method. Form 1040 x   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. Form 1040 x You constructively receive income when it is made available to you, for example, by being credited to your bank account. Form 1040 x Accrual method. Form 1040 x    If you are an accrual basis taxpayer, you generally report income when you earn it, rather than when you receive it. Form 1040 x You generally deduct your expenses when you incur them, rather than when you pay them. Form 1040 x More information. Form 1040 x   See Publication 538, Accounting Periods and Methods, for more information about when you constructively receive income and accrual methods of accounting. Form 1040 x Types of Income The following are common types of rental income. Form 1040 x Advance rent. Form 1040 x   Advance rent is any amount you receive before the period that it covers. Form 1040 x 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. Form 1040 x Example. Form 1040 x On March 18, 2013, you signed a 10-year lease to rent your property. Form 1040 x During 2013, you received $9,600 for the first year's rent and $9,600 as rent for the last year of the lease. Form 1040 x You must include $19,200 in your rental income in the first year. Form 1040 x Canceling a lease. Form 1040 x   If your tenant pays you to cancel a lease, the amount you receive is rent. Form 1040 x Include the payment in your income in the year you receive it regardless of your method of accounting. Form 1040 x Expenses paid by tenant. Form 1040 x   If your tenant pays any of your expenses, those payments are rental income. Form 1040 x Because you must include this amount in income, you can also deduct the expenses if they are deductible rental expenses. Form 1040 x For more information, see Rental Expenses , later. Form 1040 x Example 1. Form 1040 x Your tenant pays the water and sewage bill for your rental property and deducts the amount from the normal rent payment. Form 1040 x Under the terms of the lease, your tenant does not have to pay this bill. Form 1040 x Include the utility bill paid by the tenant and any amount received as a rent payment in your rental income. Form 1040 x You can deduct the utility payment made by your tenant as a rental expense. Form 1040 x Example 2. Form 1040 x While you are out of town, the furnace in your rental property stops working. Form 1040 x Your tenant pays for the necessary repairs and deducts the repair bill from the rent payment. Form 1040 x Include the repair bill paid by the tenant and any amount received as a rent payment in your rental income. Form 1040 x You can deduct the repair payment made by your tenant as a rental expense. Form 1040 x Property or services. Form 1040 x   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. Form 1040 x   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. Form 1040 x Example. Form 1040 x Your tenant is a house painter. Form 1040 x He offers to paint your rental property instead of paying 2 months rent. Form 1040 x You accept his offer. Form 1040 x Include in your rental income the amount the tenant would have paid for 2 months rent. Form 1040 x You can deduct that same amount as a rental expense for painting your property. Form 1040 x Security deposits. Form 1040 x   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. Form 1040 x 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. Form 1040 x    If an amount called a security deposit is to be used as a final payment of rent, it is advance rent. Form 1040 x Include it in your income when you receive it. Form 1040 x Other Sources of Rental Income Lease with option to buy. Form 1040 x   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. Form 1040 x 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. Form 1040 x Part interest. Form 1040 x   If you own a part interest in rental property, you must report your part of the rental income from the property. Form 1040 x Rental of property also used as your home. Form 1040 x   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. Form 1040 x 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. Form 1040 x See chapter 5, Personal Use of Dwelling Unit (Including Vacation Home). Form 1040 x 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. Form 1040 x Personal use of rental property. Form 1040 x   If you sometimes use your rental property for personal purposes, you must divide your expenses between rental and personal use. Form 1040 x Also, your rental expense deductions may be limited. Form 1040 x See chapter 5, Personal Use of Dwelling Unit (Including Vacation Home). Form 1040 x Part interest. Form 1040 x   If you own a part interest in rental property, you can deduct expenses you paid according to your percentage of ownership. Form 1040 x Example. Form 1040 x Roger owns a one-half undivided interest in a rental house. Form 1040 x Last year he paid $968 for necessary repairs on the property. Form 1040 x Roger can deduct $484 (50% × $968) as a rental expense. Form 1040 x He is entitled to reimbursement for the remaining half from the co-owner. Form 1040 x When To Deduct You generally deduct your rental expenses in the year you pay them. Form 1040 x If you use the accrual method, see Publication 538 for more information. Form 1040 x Types of Expenses Listed below are the most common rental expenses. Form 1040 x Advertising. Form 1040 x Auto and travel expenses. Form 1040 x Cleaning and maintenance. Form 1040 x Commissions. Form 1040 x Depreciation. Form 1040 x Insurance. Form 1040 x Interest (other). Form 1040 x Legal and other professional fees. Form 1040 x Local transportation expenses. Form 1040 x Management fees. Form 1040 x Mortgage interest paid to banks, etc. Form 1040 x Points. Form 1040 x Rental payments. Form 1040 x Repairs. Form 1040 x Taxes. Form 1040 x Utilities. Form 1040 x Some of these expenses, as well as other less common ones, are discussed below. Form 1040 x Depreciation. Form 1040 x   Depreciation is a capital expense. Form 1040 x It is the mechanism for recovering your cost in an income producing property and must be taken over the expected life of the property. Form 1040 x   You can begin to depreciate rental property when it is ready and available for rent. Form 1040 x See Placed in Service under When Does Depreciation Begin and End in chapter 2. Form 1040 x Insurance premiums paid in advance. Form 1040 x   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. Form 1040 x You cannot deduct the total premium in the year you pay it. Form 1040 x See chapter 6 of Publication 535 for information on deductible premiums. Form 1040 x Interest expense. Form 1040 x   You can deduct mortgage interest you pay on your rental property. Form 1040 x 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. Form 1040 x Chapter 4 of Publication 535 explains mortgage interest in detail. Form 1040 x Expenses paid to obtain a mortgage. Form 1040 x   Certain expenses you pay to obtain a mortgage on your rental property cannot be deducted as interest. Form 1040 x These expenses, which include mortgage commissions, abstract fees, and recording fees, are capital expenses that are part of your basis in the property. Form 1040 x Form 1098, Mortgage Interest Statement. Form 1040 x   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. Form 1040 x 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. Form 1040 x Attach a statement to your return showing the name and address of the other person. Form 1040 x On the dotted line next to line 13, enter “See attached. Form 1040 x ” Legal and other professional fees. Form 1040 x   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. Form 1040 x For example, on your 2013 Schedule E you can deduct fees paid in 2013 to prepare Part I of your 2012 Schedule E. Form 1040 x 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. Form 1040 x Local benefit taxes. Form 1040 x   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. Form 1040 x These charges are nondepreciable capital expenditures and must be added to the basis of your property. Form 1040 x However, you can deduct local benefit taxes that are for maintaining, repairing, or paying interest charges for the benefits. Form 1040 x Local transportation expenses. Form 1040 x   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. Form 1040 x 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. Form 1040 x See Publication 587, Business Use of Your Home, for information on determining if your home office qualifies as a principal place of business. Form 1040 x   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. Form 1040 x For 2013, the standard mileage rate for business use is 56. Form 1040 x 5 cents per mile. Form 1040 x For more information, see chapter 4 of Publication 463. Form 1040 x    To deduct car expenses under either method, you must keep records that follow the rules in chapter 5 of Publication 463. Form 1040 x In addition, you must complete Form 4562, Part V, and attach it to your tax return. Form 1040 x Pre-rental expenses. Form 1040 x   You can deduct your ordinary and necessary expenses for managing, conserving, or maintaining rental property from the time you make it available for rent. Form 1040 x Rental of equipment. Form 1040 x   You can deduct the rent you pay for equipment that you use for rental purposes. Form 1040 x However, in some cases, lease contracts are actually purchase contracts. Form 1040 x If so, you cannot deduct these payments. Form 1040 x You can recover the cost of purchased equipment through depreciation. Form 1040 x Rental of property. Form 1040 x   You can deduct the rent you pay for property that you use for rental purposes. Form 1040 x 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. Form 1040 x Travel expenses. Form 1040 x   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. Form 1040 x You must properly allocate your expenses between rental and nonrental activities. Form 1040 x You cannot deduct the cost of traveling away from home if the primary purpose of the trip is to improve the property. Form 1040 x The cost of improvements is recovered by taking depreciation. Form 1040 x For information on travel expenses, see chapter 1 of Publication 463. Form 1040 x    To deduct travel expenses, you must keep records that follow the rules in chapter 5 of Publication 463. Form 1040 x Uncollected rent. Form 1040 x   If you are a cash basis taxpayer, do not deduct uncollected rent. Form 1040 x Because you have not included it in your income, it is not deductible. Form 1040 x   If you use an accrual method, report income when you earn it. Form 1040 x If you are unable to collect the rent, you may be able to deduct it as a business bad debt. Form 1040 x See chapter 10 of Publication 535 for more information about business bad debts. Form 1040 x Vacant rental property. Form 1040 x   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. Form 1040 x However, you cannot deduct any loss of rental income for the period the property is vacant. Form 1040 x Vacant while listed for sale. Form 1040 x   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. Form 1040 x If the property is not held out and available for rent while listed for sale, the expenses are not deductible rental expenses. Form 1040 x 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. Form 1040 x These charges are also called loan origination fees, maximum loan charges, or premium charges. Form 1040 x Any of these charges (points) that are solely for the use of money are interest. Form 1040 x 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. Form 1040 x The method used to figure the amount of points you can deduct each year follows the original issue discount (OID) rules. Form 1040 x 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). Form 1040 x 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. Form 1040 x If the OID is not de minimis, you must use the constant-yield method to figure how much you can deduct. Form 1040 x De minimis OID. Form 1040 x   The OID is de minimis if it is less than one-fourth of 1% (. Form 1040 x 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). Form 1040 x   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. Form 1040 x On a constant-yield basis over the term of the loan. Form 1040 x On a straight line basis over the term of the loan. Form 1040 x In proportion to stated interest payments. Form 1040 x In its entirety at maturity of the loan. Form 1040 x 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. Form 1040 x Example. Form 1040 x 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. Form 1040 x The loan is to be repaid over 30 years. Form 1040 x During 2013, Carol paid $10,000 of mortgage interest (stated interest) to the lender. Form 1040 x When the loan was made, she paid $1,500 in points to the lender. Form 1040 x The points reduced the principal amount of the loan from $100,000 to $98,500, resulting in $1,500 of OID. Form 1040 x Carol determines that the points (OID) she paid are de minimis based on the following computation. Form 1040 x Redemption price at maturity (principal amount of the loan) $100,000 Multiplied by: The term of the  loan in complete years ×30 Multiplied by ×. Form 1040 x 0025 De minimis amount $7,500 The points (OID) she paid ($1,500) are less than the de minimis amount ($7,500). Form 1040 x 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. Form 1040 x Under the straight line method, she can deduct $50 each year for 30 years. Form 1040 x Constant-yield method. Form 1040 x   If the OID is not de minimis, you must use the constant-yield method to figure how much you can deduct each year. Form 1040 x   You figure your deduction for the first year in the following manner. Form 1040 x Determine the issue price of the loan. Form 1040 x If you paid points on the loan, the issue price generally is the difference between the principal and the points. Form 1040 x Multiply the result in (1) by the yield to maturity (defined later). Form 1040 x Subtract any qualified stated interest payments (defined later) from the result in (2). Form 1040 x This is the OID you can deduct in the first year. Form 1040 x Yield to maturity (YTM). Form 1040 x   This rate is generally shown in the literature you receive from your lender. Form 1040 x If you do not have this information, consult your lender or tax advisor. Form 1040 x 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. Form 1040 x Qualified stated interest (QSI). Form 1040 x   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. Form 1040 x Example—Year 1. Form 1040 x The facts are the same as in the previous example. Form 1040 x The yield to maturity on Carol's loan is 10. Form 1040 x 2467%, compounded annually. Form 1040 x She figured the amount of points (OID) she could deduct in 2013 as follows. Form 1040 x Principal amount of the loan $100,000 Minus: Points (OID) –1,500 Issue price of the loan $98,500 Multiplied by: YTM × . Form 1040 x 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. Form 1040 x To get the adjusted issue price, add to the issue price figured in Year 1 any OID previously deducted. Form 1040 x Then follow steps (2) and (3), earlier. Form 1040 x Example—Year 2. Form 1040 x Carol figured the deduction for 2014 as follows. Form 1040 x Issue price $98,500 Plus: Points (OID) deducted  in 2013 +93 Adjusted issue price $98,593 Multiplied by: YTM × . Form 1040 x 102467 Total 10,103 Minus: QSI –10,000 Points (OID) deductible in 2014 $103 Loan or mortgage ends. Form 1040 x    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. Form 1040 x A loan or mortgage may end due to a refinancing, prepayment, foreclosure, or similar event. Form 1040 x 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. Form 1040 x Points when loan refinance is more than the previous outstanding balance. Form 1040 x   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. Form 1040 x 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. Form 1040 x 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. Form 1040 x Improvements. Form 1040 x   You must capitalize any expense you pay to improve your rental property. Form 1040 x 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. Form 1040 x Betterments. Form 1040 x   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. Form 1040 x Restoration. Form 1040 x   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. Form 1040 x Adaptation. Form 1040 x   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. Form 1040 x Separate the costs of repairs and improvements, and keep accurate records. Form 1040 x You will need to know the cost of improvements when you sell or depreciate your property. Form 1040 x The expenses you capitalize for improving your property can generally be depreciated as if the improvement were separate property. Form 1040 x Table 1-1. Form 1040 x 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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Fiscal Year 2013 Enforcement and Service Results

The Fiscal Year 2013 Enforcement and Service Results tables provide details about IRS audit, collection and taxpayer service. Fiscal Year 2013 began on Oct. 1, 2012, and ended on Sept. 30, 2013.

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Page Last Reviewed or Updated: 08-Jan-2014

The Form 1040 X

Form 1040 x Publication 538 - Additional Material Prev  Up  Next   Home   More Online Publications