Filing Your Taxes Online is Fast, Easy and Secure.
Start now and receive your tax refund in as little as 7 days.

1. Get Answers

Your online questions are customized to your unique tax situation.

2. Maximize your Refund

Find tax credits for everything from school tuition to buying a hybri

3. E-File for FREE

E-file free with direct deposit to get your refund in as few as 7 days.

Filing your taxes with paper mail can be difficult and it could take weeks for your refund to arrive. IRS e-file is easy, fast and secure. There is no paperwork going to the IRS so tax refunds can be processed in as little as 7 days with direct deposit. As you prepare your taxes online, you can see your tax refund in real time.

FREE audit support and representation from an enrolled agent – NEW and only from H&R Block

Ez Tax Return

2011 Taxes DueAmended Tax Return Form2009 Federal Tax Forms2011 Income Tax Forms 1040ezWww Irs Gov 2011 Tax FormsFreetaxusa 20101040ez 2009Irs Amended Tax FormsAmendedCan Ie File 2012 Taxes NowCan You Do State Taxes For FreeCan I File 1040ez OnlineFederal Tax Amendment FormFree 2012 State Tax FilingFederal Tax Return Forms 1040ez2011 1040 Income Tax FormPast Tax ReturnsH&r Block Free Tax File 20121040ez BookletAmmended ReturnFree 1040x Tax Forms2012 Federal Tax ReturnMypay Military PayFree 1040ez OnlineTurbotax Deluxe Federal Efile State 2009File 2011 Taxes LateH&r Block 2011 Tax ReturnFiling 1040ezAmended Tax Return1040 Ez 2011 Tax FormIrs 1040ez 2011 FormHow To Submit An Amended Tax ReturnFree Tax ReturnsFederal Income Tax FormHow To File Taxes For 2011How To File Amended Tax Return For 20111040x ReturnPast Year TaxesFile Taxes FreeForm 1040x

Ez Tax Return

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

SOI Tax Stats - Individual Income Tax Return (Form 1040) Statistics

Return to the Tax Stats home page

Featured Areas

 

Publications

Statistical Tables

Other Information for Individuals

Individual Data by Geographic Areas

Other IRS Data and Related Links

Return to Tax Stats home page

Page Last Reviewed or Updated: 07-Feb-2014

The Ez Tax Return

Ez tax return Index A Advance EIC tables, instructions, Advance Payment Methods for the Earned Income Credit (EIC) Aliens, nonresident, Withholding Income Taxes on the Wages of Nonresident Alien Employees Alternative methods of withholding, Alternative Methods for Figuring Withholding C Combined income tax, employee social security tax, and employee Medicare tax withholding tables, Combined Income Tax, Employee Social Security Tax, and Employee Medicare Tax Withholding Tables F Formula tables for percentage method withholding (for automated payroll systems), Formula Tables for Percentage Method Withholding (for Automated Payroll Systems) I Introduction, Introduction N Nonresident alien employees, Withholding Income Taxes on the Wages of Nonresident Alien Employees Notice to employers, Notice to Employers Q Qualified transportation benefits Commuter highway vehicle transportation, Increased Exclusion Amount for Combined Commuter Highway Vehicle Transportation and Transit Passes Transit passes, Increased Exclusion Amount for Combined Commuter Highway Vehicle Transportation and Transit Passes W Wage bracket percentage method tables (for automated payroll systems), Wage Bracket Percentage Method Tables (for Automated Payroll Systems) Withholding income taxes on wages Nonresident alien employees, Withholding Income Taxes on the Wages of Nonresident Alien Employees Withholding: Alternative methods, Alternative Methods for Figuring Withholding Percentage method, Percentage Method Wage bracket method, Wage Bracket Method Prev  Up     Home   More Online Publications