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IRS Form 1120S: Reporting Rental Income for S Corporations

March 9, 2025 6 min read

IRS Form 1120S: What Landlords Need To Know

For landlords who structure their rental property business through an S Corporation, understanding the purpose and process of filing IRS Form 1120S is essential. This form plays a pivotal role in ensuring accurate reporting of the corporation’s financial activities and compliance with federal tax laws. This guide will explain what IRS Form 1120S is, who should file it, the information required to complete it, and its relevance to landlords.

What Is IRS Form 1120S?

IRS Form 1120S is the official U.S. income tax return for S Corporations. Unlike traditional C Corporations, S Corporations benefit from pass-through taxation, where profits and losses are transferred directly to shareholders and reported on their personal tax returns. Form 1120S is used to report the corporation’s income, losses, deductions, and credits for the tax year.

S Corporations are generally exempt from corporate-level income taxes, though they are required to file a tax return annually using Form 1120S. The form provides the IRS with detailed information about the corporation’s financial activities and ensures that all earnings are properly accounted for.

What IRS Form 1120S Reports

Tax Form 1120S is primarily used to report the overall income and expenses of the S Corporation. For landlords, this includes:

• Rental Income: All revenue generated from leasing properties.
• Deductions: Expenses such as property management fees, depreciation, mortgage interest, repairs, utilities, and insurance.
• Other Income and Gains: This includes capital gains from the sale of rental properties or other investments.
• Credits: Any applicable credits, like those for energy-efficient upgrades or other qualifying expenses.

The information provided on Form 1120S ultimately flows to shareholders through Schedule K-1, where it is reported on their individual tax returns.

When IRS Form 1120S is Used

Form 1120S is used exclusively by S Corporations. To qualify as an S Corporation:

• The entity must be domestic.
• It cannot have more than 100 shareholders.
• All shareholders must meet eligibility requirements (e.g., being individuals or certain trusts and estates).

Who Should File Form 1120S?

Landlords who own rental property through an S Corporation are required to file Form 1120S annually. This applies when the property is held under the S Corporation’s name rather than an individual or another entity. While filing, the corporation must provide each shareholder with a Schedule K-1 to ensure they report their share of income, deductions, and credits on their personal tax returns.

For landlords operating as sole proprietors, partnerships, or LLCs taxed as partnerships, rental income is typically reported on Schedule E rather than Form 1120S. If you’re considering transitioning to an S Corporation structure, it’s important to consult a tax professional to determine whether this is the right choice for your business.

Types of 1120 S Forms

While there is only one standard IRS Form 1120S, landlords may encounter additional schedules or related forms during the filing process to provide detailed information about the corporation’s financial activities. One such form is Schedule K-1. This schedule is essential for reporting each shareholder’s share of the corporation’s income, deductions, credits, and other relevant items. Shareholders use the information on their Schedule K-1 to report their share of the S Corporation’s financial activity on their personal income tax returns (Form 1040).

For landlords, Schedule K-1 can be particularly significant if their S Corporation owns rental properties or engages in real estate activities. The schedule will detail the rental income or loss attributed to each shareholder, along with any pass-through deductions, such as depreciation or repairs. Additionally, if the corporation claims tax credits these will also be reported on the shareholders’ K-1 forms.

What Information Do I Need to Complete Form 1120S?

Before filling out Form 1120S, landlords should gather the following information:

1. Gross Income

1. Rental income from all properties owned by the corporation.
2. Other revenue streams such as capital gains, dividends, or interest income.

2. Deductions and Credits

1. Business expenses such as property management fees, repairs, and utilities.
2. Depreciation on rental properties.
3. Applicable tax credits.

3. Shareholder Information

1. Names, addresses, and Social Security Numbers (or EINS) of all shareholders.
2. Details on the number of shares or ownership percentages each shareholder owns.

4. Taxable Income

1. Calculated by subtracting allowable tax deductions and credits from gross income.

5. Tax Liability

1. While S Corporations don’t pay income taxes at the corporate level, they may still owe payroll taxes or estimated taxes exceeding $500 for the year.

Components of a Form 1120S

Form 1120s is divided into several sections, each serving a specific purpose:

1. Income Section

• Reports gross receipts, rental income, and other revenue sources.

2. Deductions Section

• Details expenses such as salaries, maintenance costs, and interest payments.

3. Tax and Payments Section

• Summarizes taxes owed or payments made by the corporation.

4. Shareholder Information Section

• Reports shareholder allocations of income, deductions, and credits via Schedule K-1.

How to Complete Form 1120S

Filing Form 1120S can seem complex, but breaking it into steps can simplify the process:

Step 1: Prepare Documentation

• Ensure you have all financial records, including gross income, expense details, and shareholder information.

Step 2: Complete the Income Section

• Enter all revenue streams, including rental income and other earnings.

Step 3: Deduct Expenses

• List all allowable deductions to reduce taxable income.

Step 4: Calculate Taxable Income

• Subtract deductions and credits from gross income.

Step 5: Complete Schedule K-1

• Prepare a Schedule K-1 for each shareholder, detailing their share of income and expenses.

Step 6: Review and File

• Double-check all entries for accuracy and file the form electronically or by mail before the deadline (March 15 for calendar-year taxpayers).

IRS Form 1120S and You

IRS Form 1120S is an essential tool for landlords operating through an S Corporation. By reporting income, deductions, and credits, this form ensures compliance with tax laws while allowing the benefits of pass-through taxation.

For landlords considering the S Corporation model, understanding how to file Form 1120S and its implications for shareholders is vital. Always consult with a tax professional to ensure that this structure aligns with your business goals to streamline the filing process.

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.