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If the income on the 1099-K belongs on the Sch E then put it there and keep excellant records incase the IRS asks about it later. Although it is unusual for a 1099-K income to go on a Sch E it is not forbidden and due to the reporting changes this may happen more often ... the IRS has not posted how it will deal with it yet.
If your rental is offering "services" such as maid service, prepared meals, transportation etc. then you need to report your bed and breakfast much like a hotel operation on Schedule C and you should have a place to enter 1099-K. If you just rent a furnished or non furnished place that can include utilities and provide no personal services other than making repairs or replacing an AC filter, you report on schedule E as usual and just set the 1099-K aside because it's not intended for that purpose. If it wasn't for the fact they lowered the threshold on 1099-K's to 600.00 or more you probably wouldn't even get one. The reason for lowering it was to include online merchants selling goods and services and being paid through electronic payment platforms and not paying taxes on their income. With the online vacation rental business booming with revenue, the 1099-K's the IRS also receives from the electronic payments processors like Airbnb or their affiliate used to send you rents they collected on your behalf will at least help the IRS make sure you are reporting rental income on your taxes too. So it's a tool for the IRS, but not something everyone will need to enter the figures on the 1099-K into their tax report if you file schedule E 'Rents and Royalties".
All a 1099-K means is that you got payment thru a credit/debit card or something like paypal and not in cash or check like most landlords get paid. To close the "tax gap" the IRS reduced the 1099-K min reporting requirements down to just $600 so many more of these forms will be issued this year. A lot of folks will have to find a way to deal with it ... hopefully the IRS will issue handling instructions soon.
Form 1099-K is used by third-party settlement organizations (“TPSOs”) to report the payment transactions they process for retailers or other third parties. If you have a Virginia mailing address, TPSOs are required to send you a Form 1099-K when they pay $600 or more to you in the previous calendar year.
Some examples of a TPSO include:
You received Form 1099-K because a TPSO paid $600 or more to you in the previous calendar year. This may be the first time you’re receiving a 1099-K because the threshold in Virginia for TPSOs to provide this information to you has changed and is now lower than the federal threshold. See Tax Bulletin 20-10 for more details.
No, the 1099-K does not impose a new tax. The form is strictly to notify you that you received these payments, so you can accurately report income if needed when you prepare your taxes.
It depends on whether the payment was income that is subject to tax. Form 1099-K is an informational document and amounts included within are not necessarily subject to income tax in Virginia. You should use the information reported in conjunction with your other records to determine whether it is taxable income and to determine your correct tax. We recommend that you keep documentation of reportable transactions available if not all amounts included on Form 1099-K should be considered taxable income.
Amounts included on Form 1099-K are generally includable as part of your gross income (although you may be able to deduct certain expenses associated with earning such income) if received from activities such as:
Amounts included on Form 1099-K are generally excluded from your gross income if they were received:
Here are some examples:
If you have questions about the proper classification of amounts included on your Form 1099-K, we recommend that you contact a tax professional, as the treatment of certain forms of income may vary depending on your particular facts and circumstances.
https://www.irs.gov/businesses/understanding-your-form-1099-k
https://www.irs.gov/payments/general-faqs-on-new-payment-card-reporting-requirements
https://www.irs.gov/pub/irs-pdf/i1099k.pdf
If a 1099-K is, you have to deal with this on your tax return, but the 1099-K by itself does not mean the money is taxable. It depends on what you did to get the money.
You might be selling as a business or a hobby. Since one of the key factors for treating your income as business income is the desire to make a profit, selling old items for less than their purchase price is not a business for tax purposes. However, if you mix selling old and new items for profit, then you have a business, and the answer below does not apply and you do need to report a business.
Selling tangible personal property is a capital transaction reported on form 8489 and schedule D. If you sell for more than your cost basis, you have a capital gain. If you sell for less than your basis, you have a capital loss. However, capital losses on personal property are not deductible and do not offset your gains. So if you sell 10 items with a combined loss of $1000 and one item with a gain of $10, you have a $10 capital gain.
You need a spreadsheet listing your items with a description, date purchased, cost when new, date sold, and selling price. If you don't have receipts, make your best guess and hope you aren't audited. Without proof of your cost, the IRS would be allowed to disallow your costs and declare the entire proceeds as taxable income. A listing made at the time of sale is better than nothing, but not as good as receipts. The more complete and businesslike your records, the more the likely auditor is to cut you some slack if some of your items are less-well documented. Keeping your listings may help as well, if you are listing items as used, that will help to establish they were your previously purchased used items.
On your tax return, there are two ways of dealing with the 1099-K. There may be a new procedure for 2022 since so many more people will be getting 1099-K forms, we don't know yet. These are the old procedures.
You’ll enter the income reported on your Form 1099-K as ‘Additional income’ along with any cash or checks you received as self-employment income.
Here's how to enter your 1099-K:
Note: You’ll need to be using TurboTax Deluxe or a higher version of TurboTax to enter a 1099-K. You’ll be given the option to upgrade if this applies to you.
Form 1099-K gives a Gross Amount - What does this mean?
If you're entering income from a 1099-K, remember that this form reports the gross amount of the transactions. It doesn't include any adjustments for credits, refunds, discounts, fees, etc. You’ll have a chance to enter any business expenses like fees and all other expenses in another part of your return.
It's not about "forbidden" strange use of words. Why give people tax reporting instructions that clearly are not instructions approved by the IRS? Just trying to make it fit somehow is not doing tax preparers justice. This is the instructions on the 1099-K: The amount in box 1 of your 1099-K should be reported under gross receipts on your Schedule C. The 1099-K has been around a long time and has never been reported on a Schedule E. Schedule E vs Schedule C have very different business models and likewise have very different tax reporting requirements.
I'm sorry their goal was not to go after small time ordinary landlords that receive rent through electronic platforms per say that report their rents and expenses on Schedule E, the target is the Airbnb's and Homeaway that are big business and transmit billions of dollars annually on homes advertised by the night (short term) which have to report their business activity on Schedule C and their 1099-K tax filing along with Hotels/Motels and BnB's.
So, if you own and are renting a property that is engaging in activity that is classified a short term rental (less than 30 nights), and or provides personal services for the renter during their stay and making deductions for things like the cost to pay for regular house cleaning, laundry pickup and delivery, prepared meals etc., you have crossed into being a Schedule C reporter and can enter the 1099-K where IRS has indicated. You probably are already required to charge a hospitality sales tax rate instead of the much less long term tax rate which is another way to define which schedule you should file on. How Schedule C handles Security Deposits, I'm not really sure that is something I would contact the IRS and find out. If you are required to report a 1099-K on Schedule C be aware it will contain any Refundable Deposits held in trust received electronically as income for which you will be taxed unless you have an offset entry!
Everything you posted applies to "Merchant/Vendors" type of business not Schedule E "Rents and Royalties". If you operate a "short term" nightly/weekly (under 30 days) rental for which most owners post on places like Airbnb and Homeaway that requires a lot more management as in a business model and receive electronic payments it falls under the hotel motel Bnb category and have to charge hotel tax, you will most likely be reporting on schedule C not E and subject to self employment tax.
you will most likely be reporting on schedule C
to say "most likely" is a bit misleading. In order to qualify as a SCH C business, one must provide services on a recurring basis that are beneficial to the tenant. For example, daily maid service, laundry servicies, meal prep services, etc.
Many of the STRs in my area do not provide such services. Those services performed between tenants do not count as a service that is beneficial to the tenant. So if that's all that is done, the income/expenses are reported on SCH E.
Now, we all know the oxymoronic ruleset, right?
Rule #1 - For every rule there is an exception.
Rule #2 - There are no exceptions for Rule #1.
Same holds true for short term rentals. The best "plain language" explanation of this that I can find at the moment, is at https://taxsmartinvestors.com/short-term-rentals-sch-c-or-e/ which discusses the Section 469 exception. But don't make assumptions/decisions based on what you read on that website. One really needs to read the actual IRC, as it seems there's been a number of court challenges over the last few years that has resulted in the IRC being revised. I'm not sure, but I think I saw a website that says it's under revision for the 2022 tax year. So it's possible my referenced site above may be out of date.
No, to qualify for Schedule C you have to operate a SHORT TERM AKA transient housing business which requires constant maintenance either by the owner or management services, which rents by the night or the week so you are constantly at work finding new renters, advertising, doing inspections, repairs and have to charge hotel taxes too just like a hotel does etc. etc. The main qualifier is not does it provide "services" but that it's a "Short Term" rental and requires substantial work to operate it, but certainly if you do offer services it's just one more thing to report on Schedule C. Schedule E on the other hand is neither classified as a "short term" rental nor does it provide services as in maid service etc. you rent it with a regular month to month rental agreement.
@Critter-3 is correct here, @DiddlyD.
Further, whether or not "hotel tax" is due and owing to the state or local government is irrelevant to the analysis in question.
For example, in Florida sales tax is charged when a residential lease is for a period of 6 months or less as is the tourist development tax charged by most counties.
In St. Johns county where I live, for STRs its either the county or the city that has a "bed tax" of $3 per night per occupant for hotels and for STRs. But the local definition of an STR is different from the state definition, which is different from the IRS definition. So all these different definitions of what constitutes an STR can easily lead to confusion, and typically does.
@Carl wrote:
In St. Johns county where I live.......the local definition of an STR is different from the state definition...
How, exactly, does it differ?
That's the tourist tax, the bed tax is different if one is in the city limits. If I recall, what you cited holds true in the entire county. Since I don't do STRs, I don't really keep up on it all that much. I recently learned the city has now imposed a "registration fee" for STRs in the city limits. Also heard this fee applies county wide. So don't know which is right, and for me I really don't care since I don't do the STR thing.
@Carl wrote:
.....I really don't care since I don't do the STR thing.
Yes, and I suppose the ultimate point here is simply that state and local taxation based upon the length of the rental period have no bearing on how the rental is reported for federal income tax purposes.
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