IRS Form 1065: Reporting Partnership Income for Your Rental Business

March 2, 2025 6 min read

Your Guide To IRS Form 1065

Managing rental properties comes with its fair share of responsibilities, from tenant relations to property upkeep. However, one aspect that landlords cannot overlook is taxation. For those who operate their rental activities through partnerships, IRS Form 1065 becomes an essential part of the income tax filing process. This guide will walk landlords through what Form 1065 entails, when it’s required, and how to approach it effectively.

What is IRS Form 1065?

IRS Form 1065, U.S. Return of Partnership Income, is an informational partnership tax return used to report the income, gains, losses, deductions, and credits of a partnership. Unlike corporations, partnerships themselves do not pay taxes on their income. Instead, they use Form 1065 to report their financial performance to the IRS and to generate Schedule K-1 forms for each partner. These K-1 forms detail each partner’s share of the partnership’s business income or loss, which they then report on their individual tax returns.

What Does Form 1065 Report?

Form 1065 provides a comprehensive overview of a partnership’s financial activities for the year. It includes:

Income: Rental income, service income, or other sources.
Deductions: Expenses related to operating the rental properties, such as maintenance, property management fees, and mortgage interest.
Credits: Tax credits the partnership may qualify for.
Gains or Losses: From property sales or other capital transactions.

By completing Form 1065, partnerships fulfill their obligation to report their business performance to the IRS while ensuring partners receive the information necessary for their personal tax filings.

When is Form 1065 Required?

For partnerships operating on a calendar-year basis (January through December), Form 1065 is due by March 15 of the following year. For tax years that do not follow the calendar year, the form is due on the 15th day of the third month after the close of the partnership’s fiscal year. Extensions are available, allowing partnerships to file by September 16 if they submit Form 7004 by the original deadline.

In general, a domestic or foreign partnership must file Form 1065 if it meets one of the following conditions:

Domestic Partnerships: All U.S.-based partnerships with at least two members are required to file Form 1065, unless they have no income or deductible expenses.
Foreign Partnerships: Partnerships conducting business in the U.S. or earning U.S.-sourced income typically must file, with some exceptions.

Who Should File Form 1065?

Domestic Partnerships

All domestic business partnerships headquartered in the U.S. must file Form 1065 annually. This includes general partnerships, limited partnerships, and multi-member LLCs classified as partnerships. The key exception is for partnerships that have neither reportable income nor deductible expenses.

Foreign Partnerships

Foreign partnerships are generally required to file Form 1065 if they earn U.S.-source income or engage in business activities within the U.S. However, there are two exceptions:

No U.S. Partners and No Effectively Connected Income (ECI): Partnerships with entirely foreign ownership and no ECI are exempt.
U.S. Partners Only With Foreign income: Partnerships with U.S. partners but no U.S.-sourced income may also be exempt under certain conditions.

Landlords and Partnerships

For landlords, whether Form 1065 is required depends on the structure of their property ownership:

Partnership-Owned Property: If rental properties are owned by a partnership, Form 1065 must be filed. Each partner will receive a Schedule K-1 detailing their share of gross income and deductions.
Individually Owned Property: Sole proprietors report rental activities on Schedule E of their personal tax returns, making Form 1065 unnecessary.
LLC-Owned Property:
- Single-Member LLCs are treated as disregarded entities, reporting income on Schedule E.
- Multi-Member LLCs are treated as partnerships and must file Form 1065 unless they elect corporate taxation.
Qualified Joint Ventures: Married couples in community property states may elect to bypass Form 1065, reporting rental income directly on their joint return.

Types of Form 1065 and Associated Schedules

While the standard Form 1065 is used for most partnerships, there are variations and supplemental schedules that may apply:

Form 1065-B: For electing large partnerships with different reporting requirements.
Form 1065-C: For partnerships undergoing a final return or liquidation.
Schedule K-1: Details each partner’s distributive share of income, deductions, and credits.
Schedule K-3: Provides additional information on international activities, required for partnerships with cross-border transactions.

What Information Do I Need to Complete Form 1065?

Landlords filing Form 1065 should gather the following documents and information in advance:

Financial Records: Bank statements, income records, and expense receipts for the year.
Ownership Information: Details of each partner’s ownership percentage and capital contributions.
Prior Year’s Return: If applicable, to maintain continuity in reporting.
Supporting Schedules: Including depreciation schedules and property acquisition documents.

Components of Form 1065

Form 1065 consists of several sections:

Basic Information: Partnership’s name, address, and EIN.
Income Statement: Reporting rental income and other sources of revenue.
Deductions: Itemizing operating expenses, depreciation, and other deductions.
Partners’ Information: Listing all partners, their ownership percentages, and roles.
Balance Sheet: Summarizing the partnership’s financial position at the beginning and end of the year.
Schedules: Including Schedule B (additional information) and Schedule K (partners’ totals).

How to Complete Form 1065

Step 1: Gather Financial Data

Collect all income, expense, and ownership details for the reporting period.

Step 2: Fill Out Basic Ideas

Enter the partnership's name, address, EIN, and fiscal year details at the top of the form.

Step 3: Report Income and Deductions

Complete the income and deductions sections based on the partnership’s financial records.

Step 4: Allocate Partner Shares

Use Schedule K to summarize each partner’s share of income, deductions, and credits. Generate individual Schedule K-1 forms.

Step 5: Verify and Submit

Review the completed Form 1065 for accuracy. Submit it electronically or by mail by the deadline.

IRS Form 1065 and You

IRS Form 1065 plays a pivotal role for landlords operating rental properties through partnerships. By accurately reporting partnership activities and distributing Schedule K-1s, landlords can ensure compliance with tax regulations while enabling partners to fulfill their individual tax obligations.

Staying organized and adhering to deadlines simplifies the process and minimizes the risk of penalties, allowing landlords like yourself to focus on growing their rental business.

Disclaimer: Ledgre does not provide tax or legal advice. All information and materials available on this site are for general informational purposes only. Contact a tax professional for advice with respect to a specific tax matter.