Form 8825 Form 8825 Rental Real Estate Income and Expenses of a Partnership

Form

8825

(Rev. December 2010)

Rental Real Estate Income and Expenses of a
Partnership or an S Corporation

Department of the Treasury
Internal Revenue Service

instructions on back.
▶ Attach to Form 1065, Form 1065-B, or Form 1120S.

Employer identification number

Name

1

OMB No. 1545-1186

▶ See

Show the type and address of each property. For each rental real estate property listed, report the number of days rented at fair
rental value and days with personal use. See instructions. See page 2 to list additional properties.
Physical address of each property—street, city, Type—Enter code 1-8;
Fair Rental Days
Personal Use Days
state, ZIP code
see page 2 for list

A
B
C
D

Properties
Rental Real Estate Income
2 Gross rents . . . . . . .

3
4
5
6
7
8
9
10
11
12
13
14
15

Rental Real Estate Expenses
Advertising . . . . . . .
Auto and travel . . . . .
Cleaning and maintenance . .
Commissions . . . . . .
Insurance . . . . . . .
Legal and other professional fees
Interest . . . . . . . .
Repairs . . . . . . . .
Taxes
. . . . . . . .
Utilities . . . . . . . .
Wages and salaries . . . .
Depreciation (see instructions)
Other (list) ▶

A

B

C

D

2

3
4
5
6
7
8
9
10
11
12
13
14
15

16 Total expenses for each property.
Add lines 3 through 15 . . .
17 Income or (Loss) from each
property. Subtract line 16 from line 2

16

17
18a Total gross rents. Add gross rents from line 2, columns A through H . . . . . . . . . .
b Total expenses. Add total expenses from line 16, columns A through H . . . . . . . . .
19 Net gain (loss) from Form 4797, Part II, line 17, from the disposition of property from rental real
estate activities . . . . . . . . . . . . . . . . . . . . . . . . . . .
20a Net income (loss) from rental real estate activities from partnerships, estates, and trusts in which
this partnership or S corporation is a partner or beneficiary (from Schedule K-1) . . . . . .

18a
18b (

)

19
20a

b Identify below the partnerships, estates, or trusts from which net income (loss) is shown on line 20a.
Attach a schedule if more space is needed:

(1) Name

21

(2) Employer identification number

Net rental estate income (loss). Combine lines 18a through 20a. Enter the result here and on:
• Form 1065 or 1120S: Schedule K, line 2, or
• Form 1065-B: Part I, line 4

For Paperwork Reduction Act Notice, see back of form.

Cat. No. 10136Z

21

Form 8825 (12-2010)

Form 8825 (12-2010)

1

Page

2

Show the type and address of each property. For each rental real estate property listed, report the number of days rented at fair
rental value and days with personal use. See instructions.
Physical address of each property—street, city,
Type—Enter code 1-8;
Fair Rental Days
Personal Use Days
state, ZIP code
see below for list

E
F
G
H

Properties
2
3
4
5
6
7
8
9
10
11
12
13
14
15

Rental Real Estate Income
Gross rents . . . . . . .
Rental Real Estate Expenses
Advertising . . . . . . .
Auto and travel . . . . .
Cleaning and maintenance . .
Commissions . . . . . .
Insurance . . . . . . .
Legal and other professional fees
Interest . . . . . . . .
Repairs . . . . . . . .
Taxes
. . . . . . . .
Utilities . . . . . . . .
Wages and salaries . . . .
Depreciation (see instructions)
Other (list) ▶

E

F

G

H

2
3
4
5
6
7
8
9
10
11
12
13
14
15

Total expenses for each property.

16 Add lines 3 through 15 . . .
16
Income or (Loss) from each
17 property. Subtract line 16 from line 2 17
Allowable Codes for Type of Property
1–Single Family Residence
2–Multi-Family Residence
3–Vacation or Short-Term Rental
4–Commercial
5–Land
6–Royalties
7–Self-Rental
8–Other (include description with the code on Form 8825 or on a separate statement)
Form

8825

(12-2010)

Form 8825 (12-2010)

Instructions
Section references are to the Internal
Revenue Code.

What’s New
Allowable Codes for Type of Property
has been added to specify the type of
property being reported.
Purpose of form. Partnerships and
S corporations use Form 8825 to report
income and deductible expenses from
rental real estate activities, including net
income (loss) from rental real estate
activities that flow through from
partnerships, estates, or trusts.
Before completing this form, be sure
to read:
• Passive Activity Limitations in the
instructions for Form 1065 or Form
1120S, or Passive Loss Limitation
Activities in the instructions for Form
1065-B, especially for the definition of
“rental activity.”
• Extraterritorial Income Exclusion in the
instructions for Form 1065, 1065-B, or
1120S.

Page

However, if the partnership or
S corporation has more than one rental
real estate activity for purposes of the
passive activity limitations, attach a
statement to Schedule K that reports
the net income (loss) for each separate
activity. Also, attach a statement to each
Schedule K-1 that reports each partner’s
or shareholder’s share of the net income
(loss) by separate activity (except for
limited partners in an electing large
partnership). See Passive Activity
Reporting Requirements in the
instructions for Form 1065, Form1065 B,
or Form 1120S for additional information
that must be provided for each activity.
Complete lines 1 through 17 for each
property. But complete lines 18a through
21 on only one Form 8825. The figures
on lines 18a and 18b should be the
combined totals for all forms.
Do not report on Form 8825 any:
•Income or deductions from a trade or
business activity or a rental activity other
than rental real estate. These items are
reported elsewhere.
• Portfolio income or deductions.

Specific Instructions. Form 8825
provides space for up to eight
properties. If there are more than eight
properties, attach additional Forms 8825.

• Section 179 expense deduction.

The number of columns to be used for
reporting income and expenses on this
form may differ from the number of
rental real estate activities the
partnership or S corporation has for
purposes of the passive activity
limitations. For example, a partnership
owns two apartment buildings, each
located in a different city. For purposes
of the passive activity limitations, the
partnership grouped both buildings into
a single activity. Although the
partnership has only one rental real
estate activity for purposes of the
passive activity limitations, it must report
the income and deductions for each
building in separate columns.

• Commercial revitalization deductions.

• Other items that must be reported
separately to the partners or
shareholders.
Line 1. For each property, give the street
address, city or town, and zip code. If
the property is located outside the
United States, give the postal code and
country. Specify the type of property by
entering one of the following codes in
the "Type" column.
Codes
1–Single Family Residence
2–Multi-Family Residence
3–Vacation or Short-Term Rental
4–Commercial
5–Land
6–Royalties
7–Self-Rental
8–Other (include description with the
code on Form 8825 or on a separate
statement)

3

For each property, enter the number of
days rented at fair rental value and days
with personal use. For details, see
section 280A.
Line 14. The partnership or
S corporation may claim a depreciation
deduction each year for rental property
(except for land, which is not
depreciable). If the partnership or
S corporation placed property in service
during the current tax year or claimed
depreciation on any vehicle or other
listed property, complete and attach
Form 4562, Depreciation and
Amortization. See Form 4562 and its
instructions to figure the depreciation
deduction.
Paperwork Reduction Act Notice. We
ask for the information on this form to
carry out the Internal Revenue laws of
the United States. You are required to
give us the information. We need it to
ensure that you are complying with these
laws and to allow us to figure and collect
the right amount of tax.
You are not required to provide the
information requested on a form that is
subject to the Paperwork Reduction Act
unless the form displays a valid OMB
control number. Books or records
relating to a form or its instructions must
be retained as long as their contents
may become material in the
administration of any Internal Revenue
law. Generally, tax returns and return
information are confidential, as required
by section 6103.
The time needed to complete and file
this form will vary depending on
individual circumstances. The estimated
average time is: Recordkeeping, 6 hr., 27
min.; Learning about the law or the form,
34 min.; Preparing the form, 1 hr., 37
min.; Copying, assembling, and sending
the form to the IRS, 16 min.
If you have comments concerning the
accuracy of these time estimates or
suggestions for making this form
simpler, we would be happy to hear from
you. See the instructions for the tax
return with which this form is filed.