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Ohio 1040ez Instructions

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Ohio 1040ez Instructions

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The Ohio 1040ez Instructions

Ohio 1040ez instructions 5. Ohio 1040ez instructions   Personal Use of Dwelling Unit (Including Vacation Home) Table of Contents Dividing Expenses Dwelling Unit Used as a HomeMain home. Ohio 1040ez instructions Shared equity financing agreement. Ohio 1040ez instructions Donation of use of the property. Ohio 1040ez instructions Examples. Ohio 1040ez instructions Days used for repairs and maintenance. Ohio 1040ez instructions Days used as a main home before or after renting. Ohio 1040ez instructions Reporting Income and DeductionsNot used as a home. Ohio 1040ez instructions Used as a home but rented less than 15 days. Ohio 1040ez instructions Used as a home and rented 15 days or more. Ohio 1040ez instructions If you have any personal use of a dwelling unit (including a vacation home) that you rent, you must divide your expenses between rental use and personal use. Ohio 1040ez instructions In general, your rental expenses will be no more than your total expenses multiplied by a fraction; the denominator of which is the total number of days the dwelling unit is used and the numerator of which is the total number of days actually rented at a fair rental price. Ohio 1040ez instructions Only your rental expenses may deducted on Schedule E (Form 1040). Ohio 1040ez instructions Some of your personal expenses may be deductible if you itemize your deductions on Schedule A (Form 1040). Ohio 1040ez instructions You must also determine if the dwelling unit is considered a home. Ohio 1040ez instructions The amount of rental expenses that you can deduct may be limited if the dwelling unit is considered a home. Ohio 1040ez instructions Whether a dwelling unit is considered a home depends on how many days during the year are considered to be days of personal use. Ohio 1040ez instructions There is a special rule if you used the dwelling unit as a home and you rented it for less than 15 days during the year. Ohio 1040ez instructions Dwelling unit. Ohio 1040ez instructions   A dwelling unit includes a house, apartment, condominium, mobile home, boat, vacation home, or similar property. Ohio 1040ez instructions It also includes all structures or other property belonging to the dwelling unit. Ohio 1040ez instructions A dwelling unit has basic living accommodations, such as sleeping space, a toilet, and cooking facilities. Ohio 1040ez instructions   A dwelling unit does not include property (or part of the property) used solely as a hotel, motel, inn, or similar establishment. Ohio 1040ez instructions Property is used solely as a hotel, motel, inn, or similar establishment if it is regularly available for occupancy by paying customers and is not used by an owner as a home during the year. Ohio 1040ez instructions Example. Ohio 1040ez instructions You rent a room in your home that is always available for short-term occupancy by paying customers. Ohio 1040ez instructions You do not use the room yourself and you allow only paying customers to use the room. Ohio 1040ez instructions This room is used solely as a hotel, motel, inn, or similar establishment and is not a dwelling unit. Ohio 1040ez instructions Dividing Expenses If you use a dwelling unit for both rental and personal purposes, divide your expenses between the rental use and the personal use based on the number of days used for each purpose. Ohio 1040ez instructions When dividing your expenses, follow these rules. Ohio 1040ez instructions Any day that the unit is rented at a fair rental price is a day of rental use even if you used the unit for personal purposes that day. Ohio 1040ez instructions (This rule does not apply when determining whether you used the unit as a home. Ohio 1040ez instructions ) Any day that the unit is available for rent but not actually rented is not a day of rental use. Ohio 1040ez instructions Fair rental price. Ohio 1040ez instructions   A fair rental price for your property generally is the amount of rent that a person who is not related to you would be willing to pay. Ohio 1040ez instructions The rent you charge is not a fair rental price if it is substantially less than the rents charged for other properties that are similar to your property in your area. Ohio 1040ez instructions   Ask yourself the following questions when comparing another property with yours. Ohio 1040ez instructions Is it used for the same purpose? Is it approximately the same size? Is it in approximately the same condition? Does it have similar furnishings? Is it in a similar location? If any of the answers are no, the properties probably are not similar. Ohio 1040ez instructions Example. Ohio 1040ez instructions Your beach cottage was available for rent from June 1 through August 31 (92 days). Ohio 1040ez instructions Except for the first week in August (7 days), when you were unable to find a renter, you rented the cottage at a fair rental price during that time. Ohio 1040ez instructions The person who rented the cottage for July allowed you to use it over the weekend (2 days) without any reduction in or refund of rent. Ohio 1040ez instructions Your family also used the cottage during the last 2 weeks of May (14 days). Ohio 1040ez instructions The cottage was not used at all before May 17 or after August 31. Ohio 1040ez instructions You figure the part of the cottage expenses to treat as rental expenses as follows. Ohio 1040ez instructions The cottage was used for rental a total of 85 days (92 − 7). Ohio 1040ez instructions The days it was available for rent but not rented (7 days) are not days of rental use. Ohio 1040ez instructions The July weekend (2 days) you used it is rental use because you received a fair rental price for the weekend. Ohio 1040ez instructions You used the cottage for personal purposes for 14 days (the last 2 weeks in May). Ohio 1040ez instructions The total use of the cottage was 99 days (14 days personal use + 85 days rental use). Ohio 1040ez instructions Your rental expenses are 85/99 (86%) of the cottage expenses. Ohio 1040ez instructions Note. Ohio 1040ez instructions When determining whether you used the cottage as a home, the July weekend (2 days) you used it is considered personal use even though you received a fair rental price for the weekend. Ohio 1040ez instructions Therefore, you had 16 days of personal use and 83 days of rental use for this purpose. Ohio 1040ez instructions Because you used the cottage for personal purposes more than 14 days and more than 10% of the days of rental use (8 days), you used it as a home. Ohio 1040ez instructions If you have a net loss, you may not be able to deduct all of the rental expenses. Ohio 1040ez instructions See Dwelling Unit Used as a Home, next. Ohio 1040ez instructions Dwelling Unit Used as a Home If you use a dwelling unit for both rental and personal purposes, the tax treatment of the rental expenses you figured earlier under Dividing Expenses and rental income depends on whether you are considered to be using the dwelling unit as a home. Ohio 1040ez instructions You use a dwelling unit as a home during the tax year if you use it for personal purposes more than the greater of: 14 days, or 10% of the total days it is rented to others at a fair rental price. Ohio 1040ez instructions See What is a day of personal use , later. Ohio 1040ez instructions If a dwelling unit is used for personal purposes on a day it is rented at a fair rental price (discussed earlier), do not count that day as a day of rental use in applying (2) above. Ohio 1040ez instructions Instead, count it as a day of personal use in applying both (1) and (2) above. Ohio 1040ez instructions What is a day of personal use?   A day of personal use of a dwelling unit is any day that the unit is used by any of the following persons. Ohio 1040ez instructions You or any other person who owns an interest in it, unless you rent it to another owner as his or her main home under a shared equity financing agreement (defined later). Ohio 1040ez instructions However, see Days used as a main home before or after renting , later. Ohio 1040ez instructions A member of your family or a member of the family of any other person who owns an interest in it, unless the family member uses the dwelling unit as his or her main home and pays a fair rental price. Ohio 1040ez instructions Family includes only your spouse, brothers and sisters, half-brothers and half-sisters, ancestors (parents, grandparents, etc. Ohio 1040ez instructions ), and lineal descendants (children, grandchildren, etc. Ohio 1040ez instructions ). Ohio 1040ez instructions Anyone under an arrangement that lets you use some other dwelling unit. Ohio 1040ez instructions Anyone at less than a fair rental price. Ohio 1040ez instructions Main home. Ohio 1040ez instructions   If the other person or member of the family in (1) or (2) above has more than one home, his or her main home is ordinarily the one he or she lived in most of the time. Ohio 1040ez instructions Shared equity financing agreement. Ohio 1040ez instructions   This is an agreement under which two or more persons acquire undivided interests for more than 50 years in an entire dwelling unit, including the land, and one or more of the co-owners is entitled to occupy the unit as his or her main home upon payment of rent to the other co-owner or owners. Ohio 1040ez instructions Donation of use of the property. Ohio 1040ez instructions   You use a dwelling unit for personal purposes if: You donate the use of the unit to a charitable organization, The organization sells the use of the unit at a fund-raising event, and The “purchaser” uses the unit. Ohio 1040ez instructions Examples. Ohio 1040ez instructions   The following examples show how to determine if you have days of personal use. Ohio 1040ez instructions Example 1. Ohio 1040ez instructions You and your neighbor are co-owners of a condominium at the beach. Ohio 1040ez instructions Last year, you rented the unit to vacationers whenever possible. Ohio 1040ez instructions The unit was not used as a main home by anyone. Ohio 1040ez instructions Your neighbor used the unit for 2 weeks last year; you did not use it at all. Ohio 1040ez instructions Because your neighbor has an interest in the unit, both of you are considered to have used the unit for personal purposes during those 2 weeks. Ohio 1040ez instructions Example 2. Ohio 1040ez instructions You and your neighbors are co-owners of a house under a shared equity financing agreement. Ohio 1040ez instructions Your neighbors live in the house and pay you a fair rental price. Ohio 1040ez instructions Even though your neighbors have an interest in the house, the days your neighbors live there are not counted as days of personal use by you. Ohio 1040ez instructions This is because your neighbors rent the house as their main home under a shared equity financing agreement. Ohio 1040ez instructions Example 3. Ohio 1040ez instructions You own a rental property that you rent to your son. Ohio 1040ez instructions Your son does not own any interest in this property. Ohio 1040ez instructions He uses it as his main home and pays you a fair rental price. Ohio 1040ez instructions Your son's use of the property is not personal use by you because your son is using it as his main home, he owns no interest in the property, and he is paying you a fair rental price. Ohio 1040ez instructions Example 4. Ohio 1040ez instructions You rent your beach house to Rosa. Ohio 1040ez instructions Rosa rents her cabin in the mountains to you. Ohio 1040ez instructions You each pay a fair rental price. Ohio 1040ez instructions You are using your beach house for personal purposes on the days that Rosa uses it because your house is used by Rosa under an arrangement that allows you to use her cabin. Ohio 1040ez instructions Example 5. Ohio 1040ez instructions You rent an apartment to your mother at less than a fair rental price. Ohio 1040ez instructions You are using the apartment for personal purposes on the days that your mother rents it because you rent it for less than a fair rental price. Ohio 1040ez instructions Days used for repairs and maintenance. Ohio 1040ez instructions   Any day that you spend working substantially full time repairing and maintaining (not improving) your property is not counted as a day of personal use. Ohio 1040ez instructions Do not count such a day as a day of personal use even if family members use the property for recreational purposes on the same day. Ohio 1040ez instructions Example. Ohio 1040ez instructions Corey owns a cabin in the mountains that he rents for most of the year. Ohio 1040ez instructions He spends a week at the cabin with family members. Ohio 1040ez instructions Corey works on maintenance of the cabin 3 or 4 hours each day during the week and spends the rest of the time fishing, hiking, and relaxing. Ohio 1040ez instructions Corey's family members, however, work substantially full time on the cabin each day during the week. Ohio 1040ez instructions The main purpose of being at the cabin that week is to do maintenance work. Ohio 1040ez instructions Therefore, the use of the cabin during the week by Corey and his family will not be considered personal use by Corey. Ohio 1040ez instructions Days used as a main home before or after renting. Ohio 1040ez instructions   For purposes of determining whether a dwelling unit was used as a home, you may not have to count days you used the property as your main home before or after renting it or offering it for rent as days of personal use. Ohio 1040ez instructions Do not count them as days of personal use if: You rented or tried to rent the property for 12 or more consecutive months. Ohio 1040ez instructions You rented or tried to rent the property for a period of less than 12 consecutive months and the period ended because you sold or exchanged the property. Ohio 1040ez instructions However, this special rule does not apply when dividing expenses between rental and personal use. Ohio 1040ez instructions See Property Changed to Rental Use in chapter 4. Ohio 1040ez instructions Example 1. Ohio 1040ez instructions On February 29, 2012, you moved out of the house you had lived in for 6 years because you accepted a job in another town. Ohio 1040ez instructions You rented your house at a fair rental price from March 15, 2012, to May 14, 2013 (14 months). Ohio 1040ez instructions On June 1, 2013, you moved back into your old house. Ohio 1040ez instructions The days you used the house as your main home from January 1 to February 29, 2012, and from June 1 to December 31, 2013, are not counted as days of personal use. Ohio 1040ez instructions Therefore, you would use the rules in chapter 1 when figuring your rental income and expenses. Ohio 1040ez instructions Example 2. Ohio 1040ez instructions On January 31, you moved out of the condominium where you had lived for 3 years. Ohio 1040ez instructions You offered it for rent at a fair rental price beginning on February 1. Ohio 1040ez instructions You were unable to rent it until April. Ohio 1040ez instructions On September 15, you sold the condominium. Ohio 1040ez instructions The days you used the condominium as your main home from January 1 to January 31 are not counted as days of personal use when determining whether you used it as a home. Ohio 1040ez instructions Examples. Ohio 1040ez instructions   The following examples show how to determine whether you used your rental property as a home. Ohio 1040ez instructions Example 1. Ohio 1040ez instructions You converted the basement of your home into an apartment with a bedroom, a bathroom, and a small kitchen. Ohio 1040ez instructions You rented the basement apartment at a fair rental price to college students during the regular school year. Ohio 1040ez instructions You rented to them on a 9-month lease (273 days). Ohio 1040ez instructions You figured 10% of the total days rented to others at a fair rental price is 27 days. Ohio 1040ez instructions During June (30 days), your brothers stayed with you and lived in the basement apartment rent free. Ohio 1040ez instructions Your basement apartment was used as a home because you used it for personal purposes for 30 days. Ohio 1040ez instructions Rent-free use by your brothers is considered personal use. Ohio 1040ez instructions Your personal use (30 days) is more than the greater of 14 days or 10% of the total days it was rented (27 days). Ohio 1040ez instructions Example 2. Ohio 1040ez instructions You rented the guest bedroom in your home at a fair rental price during the local college's homecoming, commencement, and football weekends (a total of 27 days). Ohio 1040ez instructions Your sister-in-law stayed in the room, rent free, for the last 3 weeks (21 days) in July. Ohio 1040ez instructions You figured 10% of the total days rented to others at a fair rental price is 3 days. Ohio 1040ez instructions The room was used as a home because you used it for personal purposes for 21 days. Ohio 1040ez instructions That is more than the greater of 14 days or 10% of the 27 days it was rented (3 days). Ohio 1040ez instructions Example 3. Ohio 1040ez instructions You own a condominium apartment in a resort area. Ohio 1040ez instructions You rented it at a fair rental price for a total of 170 days during the year. Ohio 1040ez instructions For 12 of these days, the tenant was not able to use the apartment and allowed you to use it even though you did not refund any of the rent. Ohio 1040ez instructions Your family actually used the apartment for 10 of those days. Ohio 1040ez instructions Therefore, the apartment is treated as having been rented for 160 (170 – 10) days. Ohio 1040ez instructions You figured 10% of the total days rented to others at a fair rental price is 16 days. Ohio 1040ez instructions Your family also used the apartment for 7 other days during the year. Ohio 1040ez instructions You used the apartment as a home because you used it for personal purposes for 17 days. Ohio 1040ez instructions That is more than the greater of 14 days or 10% of the 160 days it was rented (16 days). Ohio 1040ez instructions Minimal rental use. Ohio 1040ez instructions   If you use the dwelling unit as a home and you rent it less than 15 days during the year, that period is not treated as rental activity. Ohio 1040ez instructions See Used as a home but rented less than 15 days, later, for more information. Ohio 1040ez instructions Limit on deductions. Ohio 1040ez instructions   Renting a dwelling unit that is considered a home is not a passive activity. Ohio 1040ez instructions Instead, if your rental expenses are more than your rental income, some or all of the excess expenses cannot be used to offset income from other sources. Ohio 1040ez instructions The excess expenses that cannot be used to offset income from other sources are carried forward to the next year and treated as rental expenses for the same property. Ohio 1040ez instructions Any expenses carried forward to the next year will be subject to any limits that apply for that year. Ohio 1040ez instructions This limitation will apply to expenses carried forward to another year even if you do not use the property as your home for that subsequent year. Ohio 1040ez instructions   To figure your deductible rental expenses for this year and any carryover to next year, use Worksheet 5–1. Ohio 1040ez instructions Reporting Income and Deductions Property not used for personal purposes. Ohio 1040ez instructions   If you do not use a dwelling unit for personal purposes, see chapter 3 for how to report your rental income and expenses. Ohio 1040ez instructions Property used for personal purposes. Ohio 1040ez instructions   If you do use a dwelling unit for personal purposes, then how you report your rental income and expenses depends on whether you used the dwelling unit as a home. Ohio 1040ez instructions Not used as a home. Ohio 1040ez instructions   If you use a dwelling unit for personal purposes, but not as a home, report all the rental income in your income. Ohio 1040ez instructions Since you used the dwelling unit for personal purposes, you must divide your expenses between the rental use and the personal use as described earlier in this chapter under Dividing Expenses . Ohio 1040ez instructions The expenses for personal use are not deductible as rental expenses. Ohio 1040ez instructions   Your deductible rental expenses can be more than your gross rental income; however, see Limits on Rental Losses in chapter 3. Ohio 1040ez instructions Used as a home but rented less than 15 days. Ohio 1040ez instructions   If you use a dwelling unit as a home and you rent it less than 15 days during the year, its primary function is not considered to be rental and it should not be reported on Schedule E (Form 1040). Ohio 1040ez instructions You are not required to report the rental income and rental expenses from this activity. Ohio 1040ez instructions The expenses, including qualified mortgage interest, property taxes, and any qualified casualty loss will be reported as normally allowed on Schedule A (Form 1040). Ohio 1040ez instructions See the Instructions for Schedule A (Form 1040) for more information on deducting these expenses. Ohio 1040ez instructions Used as a home and rented 15 days or more. Ohio 1040ez instructions   If you use a dwelling unit as a home and rent it 15 days or more during the year, include all your rental income in your income. Ohio 1040ez instructions Since you used the dwelling unit for personal purposes, you must divide your expenses between the rental use and the personal use as described earlier in this chapter under Dividing Expenses . Ohio 1040ez instructions The expenses for personal use are not deductible as rental expenses. Ohio 1040ez instructions   If you had a net profit from renting the dwelling unit for the year (that is, if your rental income is more than the total of your rental expenses, including depreciation), deduct all of your rental expenses. Ohio 1040ez instructions You do not need to use Worksheet 5-1. Ohio 1040ez instructions   However, if you had a net loss from renting the dwelling unit for the year, your deduction for certain rental expenses is limited. Ohio 1040ez instructions To figure your deductible rental expenses and any carryover to next year, use Worksheet 5–1. Ohio 1040ez instructions Worksheet 5-1. Ohio 1040ez instructions Worksheet for Figuring Rental Deductions for a Dwelling Unit Used as a Home Use this worksheet only if you answer “yes” to all of the following questions. Ohio 1040ez instructions Did you use the dwelling unit as a home this year? (See Dwelling Unit Used as a Home . Ohio 1040ez instructions ) Did you rent the dwelling unit at a fair rental price 15 days or more this year? Is the total of your rental expenses and depreciation more than your rental income? PART I. Ohio 1040ez instructions Rental Use Percentage A. Ohio 1040ez instructions Total days available for rent at fair rental price A. Ohio 1040ez instructions       B. Ohio 1040ez instructions Total days available for rent (line A) but not rented B. Ohio 1040ez instructions       C. Ohio 1040ez instructions Total days of rental use. Ohio 1040ez instructions Subtract line B from line A C. Ohio 1040ez instructions       D. Ohio 1040ez instructions Total days of personal use (including days rented at less than fair rental price) D. Ohio 1040ez instructions       E. Ohio 1040ez instructions Total days of rental and personal use. Ohio 1040ez instructions Add lines C and D E. Ohio 1040ez instructions       F. Ohio 1040ez instructions Percentage of expenses allowed for rental. Ohio 1040ez instructions Divide line C by line E     F. Ohio 1040ez instructions . Ohio 1040ez instructions PART II. Ohio 1040ez instructions Allowable Rental Expenses 1. Ohio 1040ez instructions Enter rents received 1. Ohio 1040ez instructions   2a. Ohio 1040ez instructions Enter the rental portion of deductible home mortgage interest and qualified mortgage insurance premiums (see instructions) 2a. Ohio 1040ez instructions       b. Ohio 1040ez instructions Enter the rental portion of real estate taxes b. Ohio 1040ez instructions       c. Ohio 1040ez instructions Enter the rental portion of deductible casualty and theft losses (see instructions) c. Ohio 1040ez instructions       d. Ohio 1040ez instructions Enter direct rental expenses (see instructions) d. Ohio 1040ez instructions       e. Ohio 1040ez instructions Fully deductible rental expenses. Ohio 1040ez instructions Add lines 2a–2d. Ohio 1040ez instructions Enter here and  on the appropriate lines on Schedule E (see instructions) 2e. Ohio 1040ez instructions   3. Ohio 1040ez instructions Subtract line 2e from line 1. Ohio 1040ez instructions If zero or less, enter -0- 3. Ohio 1040ez instructions   4a. Ohio 1040ez instructions Enter the rental portion of expenses directly related to operating or maintaining  the dwelling unit (such as repairs, insurance, and utilities) 4a. Ohio 1040ez instructions       b. Ohio 1040ez instructions Enter the rental portion of excess mortgage interest and qualified mortgage insurance premiums (see instructions) b. Ohio 1040ez instructions       c. Ohio 1040ez instructions Carryover of operating expenses from 2012 worksheet c. Ohio 1040ez instructions       d. Ohio 1040ez instructions Add lines 4a–4c d. Ohio 1040ez instructions       e. Ohio 1040ez instructions Allowable expenses. Ohio 1040ez instructions Enter the smaller of line 3 or line 4d (see instructions) 4e. Ohio 1040ez instructions   5. Ohio 1040ez instructions Subtract line 4e from line 3. Ohio 1040ez instructions If zero or less, enter -0- 5. Ohio 1040ez instructions   6a. Ohio 1040ez instructions Enter the rental portion of excess casualty and theft losses (see instructions) 6a. Ohio 1040ez instructions       b. Ohio 1040ez instructions Enter the rental portion of depreciation of the dwelling unit b. Ohio 1040ez instructions       c. Ohio 1040ez instructions Carryover of excess casualty losses and depreciation from 2012 worksheet c. Ohio 1040ez instructions       d. Ohio 1040ez instructions Add lines 6a–6c d. Ohio 1040ez instructions       e. Ohio 1040ez instructions Allowable excess casualty and theft losses and depreciation. Ohio 1040ez instructions Enter the smaller of  line 5 or line 6d (see instructions) 6e. Ohio 1040ez instructions   PART III. Ohio 1040ez instructions Carryover of Unallowed Expenses to Next Year 7a. Ohio 1040ez instructions Operating expenses to be carried over to next year. Ohio 1040ez instructions Subtract line 4e from line 4d 7a. Ohio 1040ez instructions   b. Ohio 1040ez instructions Excess casualty and theft losses and depreciation to be carried over to next year. Ohio 1040ez instructions  Subtract line 6e from line 6d b. Ohio 1040ez instructions   Worksheet 5-1 Instructions. Ohio 1040ez instructions Worksheet for Figuring Rental Deductions for a Dwelling Unit Used as a Home Caution. Ohio 1040ez instructions Use the percentage determined in Part I, line F, to figure the rental portions to enter on lines 2a–2c, 4a–4b, and 6a–6b of  Part II. Ohio 1040ez instructions Line 2a. Ohio 1040ez instructions Figure the mortgage interest on the dwelling unit that you could deduct on Schedule A as if you had not rented the unit. Ohio 1040ez instructions Do not include interest on a loan that did not benefit the dwelling unit. Ohio 1040ez instructions For example, do not include interest on a home equity loan used to pay off credit cards or other personal loans, buy a car, or pay college tuition. Ohio 1040ez instructions Include interest on a loan used to buy, build, or improve the dwelling unit, or to refinance such a loan. Ohio 1040ez instructions Include the rental portion of this interest in the total you enter on line 2a of the worksheet. Ohio 1040ez instructions   Figure the qualified mortgage insurance premiums on the dwelling unit that you could deduct on line 13 of Schedule A as if you had not rented the unit. Ohio 1040ez instructions See the Schedule A instructions. Ohio 1040ez instructions However, figure your adjusted gross income (Form 1040, line 38) without your rental income and expenses from the dwelling unit. Ohio 1040ez instructions See Line 4b to deduct the part of the qualified mortgage insurance premiums not allowed because of the adjusted gross income limit. Ohio 1040ez instructions Include the rental portion of the amount from Schedule A, line 13, in the total you enter on line 2a of the worksheet. Ohio 1040ez instructions   Note. Ohio 1040ez instructions Do not file this Schedule A or use it to figure the amount to deduct on line 13 of that schedule. Ohio 1040ez instructions Instead, figure the personal portion on a separate Schedule A. Ohio 1040ez instructions If you have deducted mortgage interest or qualified mortgage insurance premiums on the dwelling unit on other forms, such as Schedule C or F, remember to reduce your Schedule A deduction by that amount. Ohio 1040ez instructions           Line 2c. Ohio 1040ez instructions Figure the casualty and theft losses related to the dwelling unit that you could deduct on Schedule A as if you had not rented the dwelling unit. Ohio 1040ez instructions To do this, complete Section A of Form 4684, Casualties and Thefts, treating the losses as personal losses. Ohio 1040ez instructions If any of the loss is due to a federally declared disaster, see the Instructions for Form 4684. Ohio 1040ez instructions On Form 4684, line 17, enter 10% of your adjusted gross income figured without your rental income and expenses from the dwelling unit. Ohio 1040ez instructions Enter the rental portion of the result from Form 4684, line 18, on line 2c of this worksheet. Ohio 1040ez instructions   Note. Ohio 1040ez instructions Do not file this Form 4684 or use it to figure your personal losses on Schedule A. Ohio 1040ez instructions Instead, figure the personal portion on a separate Form 4684. Ohio 1040ez instructions           Line 2d. Ohio 1040ez instructions Enter the total of your rental expenses that are directly related only to the rental activity. Ohio 1040ez instructions These include interest on loans used for rental activities other than to buy, build, or improve the dwelling unit. Ohio 1040ez instructions Also include rental agency fees, advertising, office supplies, and depreciation on office equipment used in your rental activity. Ohio 1040ez instructions           Line 2e. Ohio 1040ez instructions You can deduct the amounts on lines 2a, 2b, 2c, and 2d as rental expenses on Schedule E even if your rental expenses are more than your rental income. Ohio 1040ez instructions Enter the amounts on lines 2a, 2b, 2c, and 2d on the appropriate lines of Schedule E. Ohio 1040ez instructions           Line 4b. Ohio 1040ez instructions On line 2a, you entered the rental portion of the mortgage interest or qualified mortgage insurance premiums you could deduct on Schedule A if you had not rented the dwelling unit. Ohio 1040ez instructions If you had additional mortgage interest and qualified mortgage insurance premiums that would not be deductible on Schedule A because of limits imposed on them, enter on line 4b of this worksheet the rental portion of those excess amounts. Ohio 1040ez instructions Do not include interest on a loan that did not benefit the dwelling unit  (as explained in the line 2a instructions). Ohio 1040ez instructions           Line 4e. Ohio 1040ez instructions You can deduct the amounts on lines 4a, 4b, and 4c as rental expenses on Schedule E only to the extent they are not more than the amount on line 4e. Ohio 1040ez instructions *           Line 6a. Ohio 1040ez instructions To find the rental portion of excess casualty and theft losses, use the Form 4684 you prepared for line 2c of this worksheet. Ohio 1040ez instructions   A. Ohio 1040ez instructions Enter the amount from Form 4684, line 10       B. Ohio 1040ez instructions Enter the rental portion of line A       C. Ohio 1040ez instructions Enter the amount from line 2c of this worksheet       D. Ohio 1040ez instructions Subtract line C from line B. Ohio 1040ez instructions Enter the result here and on line 6a of this worksheet               Line 6e. Ohio 1040ez instructions You can deduct the amounts on lines 6a, 6b, and 6c as rental expenses on Schedule E only to the extent they are not more than the amount on line 6e. Ohio 1040ez instructions * *Allocating the limited deduction. Ohio 1040ez instructions If you cannot deduct all of the amount on line 4d or 6d this year, you can allocate the allowable deduction in any way you wish among the expenses included on line 4d or 6d. Ohio 1040ez instructions Enter the amount you allocate to each expense on the appropriate line of Schedule E, Part I. Ohio 1040ez instructions Prev  Up  Next   Home   More Online Publications