

Form 8825: How to Report Rental Real Estate Income for Partnerships
If your partnership or S corporation owns rental property, that income doesn’t get reported the way it would on a personal tax return. Instead of Schedule E, the entity uses Form 8825, Rental Real Estate Income and Expenses of a Partnership or an S Corporation – and getting it right matters, because every number on this form eventually lands on a partner’s or shareholder’s K-1. This article walks you through what the form is, who must file it, how to complete it line by line, what changed for the 2026 tax year, and the mistakes that most often trip up filers. What Is Form 8825? Form 8825 is an IRS form used by partnerships and S corporations to report income and deductible expenses from rental real estate activities. It is filed as part of the entity’s tax return: Partnerships attach it to Form 1065. S corporations attach it to Form 1120-S. It is not filed as a stand-alone tax return. The form helps calculate the net income or loss from each rental property. The combined rental real estate income or loss is then reported on Schedule K, Line 2 of Form 1065 or Form 1120-S. The appropriate share generally flows to the owners through Schedule K-1, Box 2 and ultimately onto the individual partner’s or shareholder’s Form 1040. This separation is important because rental real estate is generally subject to the passive activity rules. Those rules can affect how an owner uses rental losses on their individual tax return. Who Has to File Form 8825 Form 8825 applies to: Partnerships that own rental real estate S corporations that own rental real estate Multi-member LLCs that are taxed as partnerships and own rental real estate The form is designed specifically for rental real estate activities reported by these types of entities. It does not apply to: Individuals who own rental property directly Sole proprietors who report rental activity on their individual return Single-member LLCs that are disregarded entities for federal tax purposes C corporations, which generally report their rental income and expenses directly on Form 1120 If your entity owns even one rental property and files Form 1065 or 1120-S, Form 8825 is required – there’s no minimum income threshold that exempts you. Form 8825 vs. Schedule E: Why Entities Don’t Use Schedule E Schedule E and Form 8825 report largely the same categories of income and expense, but they exist for different filers and have a few structural differences: Schedule E Form 8825 Filer Individuals, single-member LLCs Partnerships, S corporations Interest expense Split into mortgage interest and other interest Combined into a single interest line Labor costs Management fees line only Dedicated wages and salaries line Where it attaches Form 1040 Form 1065 or Form 1120-S Functionally, both forms exist to isolate rental real estate as its own passive activity category, separate from ordinary trade or business income. What’s New in the Latest Form 8825 Revision? The IRS revised Form 8825 in December 2025 and there are several changes worth noting: Gross rents and other rental income are reported separately Under the revised form, gross rents are reported on Line 2a, while other income related to the rental activity is reported separately on Line 2b. The total is reported on Line 2c. This means income such as certain rental-related fees, reimbursements, or other amounts should not automatically be combined with base rent. Keeping these amounts separate gives the IRS a clearer picture of the property’s rental income. New codes have been added to Line 1 The December 2025 revision added codes that provide additional information about certain gain or loss transactions associated with a property, including acquisitions, dispositions, and other transactions. Your tax preparer or tax software may therefore ask for additional information about property transactions when completing the form. Schedule A (Form 8825) The IRS also introduced Schedule A (Form 8825), Rental Real Estate Other Deductions. This schedule is used by partnerships and S corporations that are required to file Schedule M-3. These entities use Schedule A to provide additional detail about the other deductions reported on Form 8825, Line 17. If the entity is not required to file Schedule M-3, the Form 8825 instructions generally allow other deductions to be reported directly on Line 17. So, don’t assume that every entity with an amount on Line 17 must automatically attach Schedule A. The filing requirements depend on the entity’s Schedule M-3 status. How to Complete Form 8825 Form 8825 is organized by property. Each property is reported in its own column. Each form has room for four properties (columns A through D) on the first page, with a second page available for four more (E through H). If your entity owns more than eight properties, attach additional copies of the form. Step 1: Property information (Line 1) For each property, enter: Physical address: street, city, state, and ZIP code Type of property: a short code identifying what kind of property it is (single-family, multi-family, vacation/short-term rental, commercial, land, royalties, self-rental, or other) Other codes (column c): new for the December 2025 revision: codes identifying gain-or-loss transactions tied to the property, such as a non-taxable contribution, taxable acquisition or disposition, new construction, or abandonment Fair rental days and personal-use days: only relevant if a property has any personal use, since that triggers the Section 280A expense allocation rules Step 2: Report Rental Income (Lines 2a–2c) Report gross rents received for each property on Line 2a. Under the current revision, non-rent income – reimbursements, fees, amenity income – goes on Line 2b instead of being folded into gross rents. Line 2c is the total (2a + 2b), calculated separately for each property. Step 3: Report Rental Expenses (Lines 3–17) Complete lines 3 through 17 for each property, covering the standard categories: advertising, auto and travel, cleaning and maintenance, commissions, insurance, legal and other professional fees, interest, repairs, taxes, utilities, and wages and salaries. Line 14 is depreciation, tied to Form 4562. Line 17 is “other deductions” – expenses that








