8825 Real Estate Income and Expenses of a Partnership or an S

Caution: DRAFT—NOT FOR FILING
This is an early release draft of an IRS tax form, instructions, or
publication, which the IRS is providing for your information as a courtesy.
Do not file draft forms. Also, do not rely on draft forms, instructions, and
publications for filing. We generally do not release drafts of forms until we
believe we have incorporated all changes. However, unexpected issues
sometimes arise, or legislation is passed, necessitating a change to a draft
form. In addition, forms generally are subject to OMB approval before they
can be officially released. Drafts of instructions and publications usually
have at least some changes before being officially released.
Early release drafts are at IRS.gov/DraftForms, and may remain there
even after the final release is posted at IRS.gov/DownloadForms. All
information about all forms, instructions, and pubs is at IRS.gov/Forms.
Almost every form and publication also has its own page on IRS.gov. For
example, the Form 1040 page is at IRS.gov/Form1040; the Publication 17
page is at IRS.gov/Pub17; the Form W-4 page is at IRS.gov/W4; and the
Schedule A (Form 1040) page is at IRS.gov/ScheduleA. If typing in a link
above instead of clicking on it, be sure to type the link into the address bar
of your browser, not in a Search box. Note that these are friendly shortcut
links that will automatically go to the actual link for the page.
If you wish, you can submit comments about draft or final forms,
instructions, or publications at IRS.gov/FormsComments. We cannot
respond to all comments due to the high volume we receive. Please note that
we may not be able to consider many suggestions until the subsequent
revision of the product.

Form

8825

(Rev. November 2018)

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

Department of the Treasury
Internal Revenue Service

Employer identification number

Name

1

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.

DRAFT AS OF
August 2, 2018
DO NOT FILE

Physical address of each property—street, city, state,
ZIP code
A
B
C
D

OMB No. 1545-0123

Attach to Form 1065 or Form 1120S.
▶ Go to www.irs.gov/Form8825 for the latest information.
▶

Type—Enter code 1–8;
see page 2 for list

Fair Rental Days

Personal Use Days

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 (see instructions) . .
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 . . .
16
17 Income or (loss) from each property.
Subtract line 16 from line 2
. .
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) . . . . . .
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

)

19
20a

(2) Employer identification number

21 Net rental estate income (loss). Combine lines 18a through 20a. Enter the result here and on:
• Form 1065 or 1120S: Schedule K, line 2
For Paperwork Reduction Act Notice, see instructions.

18a
18b (

Cat. No. 10136Z

21
Form 8825 (Rev. 11-2018)

Form 8825 (Rev. 11-2018)

1

E
F
G
H

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, state,
Type—Enter code 1–8;
Fair Rental Days
Personal Use Days
ZIP code
see below for list

DRAFT AS OF
August 2, 2018
DO NOT FILE
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 (see instructions) . .
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
16 Total expenses for each property.
Add lines 3 through 15 . . .
16
17 Income or (loss) from each 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

(Rev. 11-2018)

Form 8825 (Rev. 11-2018)

General Instructions
Section references are to the Internal
Revenue Code.

Future Developments

Page

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.

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 9. Your interest expense may be
limited. See the instructions for Form
8990, Business Interest Expense
Limitation Under Section 163(j), for more
information.

DRAFT AS OF
August 2, 2018
DO NOT FILE

For the latest information about
developments related to Form 8825 and
its instructions, such as legislation
enacted after they were published, go to
www.irs.gov/Form8825.

Which Version To Use

Use this November 2018 revision of
Form 8825 for tax years beginning in
2018 or later, until a later revision is
issued. Use prior revisions of this form
for earlier tax years. All revisions are
available at www.irs.gov/Form8825.

What’s New

• The Tax Reform Act of 2017 amended
section 163(j) to reflect a limitation on
business interest expense. For tax years
beginning after December 31, 2017,
business interest expense may be
limited for certain taxpayers. See the
instructions for line 9.
• The Bipartisan Budget Act of 2015
repealed the electing large partnership
rules for tax years beginning after 2017.
As a result, the references to Form
1065-B, U.S. Return of Income for
Electing Large Partnerships, were
removed.

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. See Passive
Activity Reporting Requirements in the
instructions for Form 1065 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 of the
following.
• Income or deductions from a trade or
business activity or a rental activity other
than rental real estate. These items are
reported elsewhere.

Purpose of Form

• Portfolio income or deductions.

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.

• Section 179 expense deduction.

Before completing this form, be sure
to read the following.
• Passive Activity Limitations in the
instructions for Form 1065 or Form
1120S, especially for the definition of
“rental activity.”
• Extraterritorial Income Exclusion in the
instructions for Form 1065 or 1120S.

Specific Instructions

• Other items that must be reported
separately to the partners or
shareholders.
• Commercial revitalization deductions.
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

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

4—Commercial

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

7—Self-Rental

5—Land
6—Royalties
8—Other (include description with the
code on Form 8825 or on a separate
statement)

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
burden for business taxpayers filing this
form is approved under OMB control
number 1545-0123 and is included in the
estimates shown in the instructions for
their business income tax return.
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.