Salaried Workers' Tax Guide to Side Rentals > 자유게시판

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Salaried workers who take on a side rental property can gain supplemental earnings, yet they must handle new tax obligations. The following guide breaks down what you need to know to stay compliant, minimize liability, and make the most of available deductions.

INTRODUCTION

If you earn a regular paycheck and also own a rental property, the IRS considers the rental income passive. Even though you’re not a full‑time landlord, the same rules that apply to anyone who rents property apply to you. Understanding these rules early can help you avoid surprises when you file your return.

TAXABLE INCOME FROM RENTALS

1. Gross Rental Income – Add together every rent payment you receive during the year. Also add security deposits that are returned to tenants.
   
   
2. Supplemental Income – Fees for parking, laundry, or other services are taxable.
   
   
3. Reporting – Rental income and expenses are reported on Schedule E (Supplemental Income and Loss). The form is attached to your Form 1040.
   
   

DEDUCTIBLE EXPENSES

You can subtract ordinary and necessary expenses from your gross rental income. Commonly deductible items include:

• Mortgage interest and local property taxes
  
• Insurance premiums covering the rental property
  
• Repair costs, excluding improvements
  
• Utilities paid by you for tenants
  
• Professional services—accounting, legal, property management
  
• Depreciation of the building (not the land)
  
• Advertising, moving expenses, and office supplies used for rental operations
  
  

Depreciation is calculated using the Modified Accelerated Cost Recovery System (MACRS). For residential property, the recovery period is 27.5 years. You can use the IRS depreciation tables or a spreadsheet to keep track.

Depreciation is calculated using the Modified Accelerated Cost Recovery System (MACRS). The recovery period for residential property is 27.5 years. You can use IRS depreciation tables or a spreadsheet to monitor it.

SPECIAL RULES FOR SALARIED WORKERS

Because payroll tax withholding is already in place, the IRS won’t double‑tax your rental income. However, you must still pay self‑employment tax if your rental activity is considered a trade or business. In most cases, residential rentals are treated as passive, so the 15.3% self‑employment tax does not apply. Should you actively manage the rental—performing frequent repairs, showing the property, or offering significant services—the IRS may consider it a business, thereby triggering self‑employment tax.

CONSOLIDATED DEDUCTIONS

If your rental loss is under $25,000 and you file a joint return, you may be able to offset up to $25,000 of ordinary income, provided you meet the "active participation" test. If your AGI goes over $100,000, the deduction starts to phase out. Salaried workers should track their AGI closely to see if they qualify for this benefit.

STATE AND LOCAL TAXES

Many states tax rental income like the federal government does, but some add extra requirements:

• California: Requires a real property tax return (Form 593) if you own a rental in the state
  
• New York: Requires a separate filing for rental income, and may impose an additional local tax in certain jurisdictions
  
  

Verify with your state tax authority to find filing deadlines and required forms.

RECORD KEEPING BEST PRACTICES

• Use a separate bank account for rental income and expenses
  
• Store receipts, invoices, and bank statements electronically
  
• Track mileage when driving to the property for repairs or tenant meetings
  
• Keep a calendar of major repairs and improvements to facilitate depreciation calculations
  
  

FILING TIPS

1. E‑file – Electronic filing is standard and accelerates processing and cuts errors.
   
   
2. Schedule E – Double‑check that your income and expenses balance.
   
   
3. Tax Software – Many programs have a "Rental Property" module that automates depreciation and expense tracking.
   
   
4. Professional Advice – If your rental income is large or you’re unsure about passive loss limits, seek a CPA specializing in real estate taxation.
   
   

COMMON PITFALLS

• Mixing Personal and Rental Expenses – Personal utilities or mortgage payments must be split if they serve both personal and rental purposes.
  
  
• Improvement vs. Repair – A new bathroom addition is an improvement and should be depreciated, not deducted immediately.
  
  
• Unreported Security Deposits – If you keep a security deposit that is not returned, it is considered income.
  
  
• Failure to File Schedule E – Not filing this form can lead to penalties and increased IRS scrutiny.
  
  

CONCLUSION

Side rentals can be a valuable supplement to a salaried worker’s income, 法人 税金対策 問い合わせ but they come with tax responsibilities that differ from your regular paycheck. Reporting rental income accurately, using legitimate deductions, and staying organized keeps tax liability low and prevents costly errors. Keep your records neat, stay aware of passive loss limitations, and, when in doubt, seek professional guidance so your side rental remains a profitable, compliant….