What are the Passive Activity Loss Limitations for 2025?

April 15, 2025 5 min read

A Landlord's Guide To Passive Activity Loss Limitations In 2025

As a rental property owner, it’s not uncommon for your properties to produce a net loss for tax purposes, primarily due to depreciation and other operating expenses. However, the treatment of these rental real estate losses under IRS guidelines is often misunderstood. This article will clarify the common misconceptions regarding passive activity loss (PAL) limitations and how they affect landlords in 2025, and how effectively utilizing these losses can decrease your overall tax liability.

Losses from rental property are generally considered passive losses, meaning they can typically only offset passive income—such as passive activity gross income from another small business in which you do not materially participate, excluding investments. If passive losses exceed passive activity income, they are suspended and carried forward indefinitely until they can be used in later years when you either have future passive income or sell a property at a gain.

While a net loss for tax purposes can reduce tax liability on rental income, landlords should be aware of specific exceptions where passive losses may offset ordinary income from a W-2 job or other business activities. Let’s explore these key scenarios.

Passive Activity Limits

Under the passive activity rules, landlords can deduct up to $25,000 in passive losses against ordinary income (such as W-2 wages) if their modified adjusted gross income (MAGI) is $100,000 or less. However, this deduction phases out by $1 for every $2 of MAGI above $100,000 and is fully eliminated once MAGI reaches $150,000. These passive loss limitations apply to both single filers and those filing jointly.

To qualify for these losses, landlords must demonstrate active participation in the rental activity. Active participation requires a landlord to be involved on a substantial basis in key management decisions, such as tenant approval and rental terms, though it is a lower standard than material participation, which applies to real estate professionals.

The Real Estate Professional Status

Historically, real estate professionals could deduct unlimited rental losses against ordinary income. However, limitations introduced by the Tax Cuts and Jobs Act (TCJA) may restrict these deductions in certain circumstances.

To qualify as a real estate professional in 2025, a landlord must:

Spend at least 750 hours per year in a real estate trade or business.
Dedicate more than half of their total working hours to real estate-related activities.

Many investors who work full-time in non-real estate industries struggle to meet these criteria. Additionally, merely meeting the above requirements does not automatically allow unlimited deductions—landlords must also materially participate in rental activities by meeting one of the following IRS-defined material participation tests:

Participating more than 500 hours annually in the rental activity.
Being the sole or primary participant in the rental business.
Participating more than 100 hours in the activity and having at least as much involvement as any other individual.
Having 500+ total hours across all significant participation activities.
Meeting material participation requirements in five of the past ten years.
Working in a personal service activity with material participation for at least three preceding years.
Meeting the facts and circumstances test by demonstrating regular, continuous, and substantial involvement.

Spousal Exception: If one spouse qualifies for the 750-hour test, both spouses’ time spent on rental properties counts toward material participation. This allows rental losses to offset either spouse’s income—an advantageous tax strategy for couples where one spouse works primarily in real estate.

Exception for Rental Real Estate with Active Participation

If a landlord actively participates in rental real estate activities, they may qualify for a special allowance, enabling up to $25,000 in losses to be deducted against non passive income. This exception applies to landlords who own at least 10% of the rental property and actively engage in management decisions, such as:

Approving new tenants
Deciding rental terms
Authorizing maintenance expenses

The maximum special allowance is structured as follows:

$25,000 for single and married filing jointly taxpayers.
$12,500 for married individuals filing separately who lived apart for the entire tax year.
$25,000 for qualifying estates, reduced by the surviving spouse’s allowance.

Income Phase-Outs

If MAGI is $100,000 or less ($50,000 for married filing separately), the full deduction is available.
If MAGI is above $100,000 ($50,000 if filing separately), the special allowance is reduced by 50% of the amount exceeding these thresholds.
If MAGI reaches $150,000 or more ($75,000 for married filing separately), no special allowance is permitted.

Passive Activity Limits and this Upcoming Tax Season

Have no fear heading into this tax season. Though there are a lot of moving pieces surrounding passive activity limits, here are the most crucial takeaways:

Rental property losses are generally considered passive and can typically only offset future passive income.
If your modified adjusted gross income (MAGI) is $100,000 or less, you may deduct up to $25,000 in passive losses against ordinary income. Keep in mind that this deduction phases out entirely at $150,000.
Those who meet the stricter criteria for real estate professional status can potentially deduct unlimited losses, but this requires significant time and material participation.

With the upcoming tax deadline, it is crucial that you evaluate your eligibility for deductions and consider consulting a tax professional to optimize your tax strategy for 2025.

Final Thoughts

Understanding passive activity loss rules and limits is crucial for landlords seeking to maximize deductions and minimize taxable income. Whether leveraging the real estate professional status or qualifying for active participation exceptions, knowing how to navigate these IRS regulations can provide significant tax advantages. Landlords should assess their level of participation in rental activities and consider consulting a tax professional to optimize their deductions for the 2025 tax year.