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Qualified Business Income - Rental Real Estate Activities

Intuit

Qualified Business Income - Rental Real Estate Activities

Why isn't Rental Real Estate income included in the Qualified Business Income (QBI) calculation?

Solution:

Updated 1/30/2019 - Page 50 of Publication 535 states; The ownership and rental of real property may constitute a trade or business. Notice 2019-07 provides a safe harbor under which rental real estate enterprise will be treated as a trade or business for purposes of the QBI deduction. For more information, on the safe harbor see Notice 2019-07. Rental real estate that does not meet the requirements of the safe harbor may still be treated as a trade or business for purposes of the QBI deduction if it is a section 162 trade or business.
In addition, the rental or licensing of property to a commonly controlled trade or business operated by an individual or a pass-through entity is considered a trade or business under section 199A.

Based on these instructions, Schedule E rentals are not included as Qualified Business Income, unless the activity is marked as Land or Self-Rental.  However, Lacerte provides two ways to indicate Rental Real Estate income should be included in this calculation;

  1. Go to Screen 18, Rental & Royalty Income (Schedule E).
  2. Locate the applicable activity listed in the left navigation panel, if multiple activities are present.
  3. Within the General Information section, check the box for Real estate professional (code 32).
  1. Go to Screen 18, Rental & Royalty Income (Schedule E).
  2. Locate the applicable activity listed in the left navigation panel, if multiple activities are present.
  3. Scroll down to the Qualified Business Income Deduction section.
  4. Enter a '1' in the field Business is a qualified trade or business: 1=yes, 2=no [O] (code 451).

In addition, Notice 2019-07 provides a Safe Harbor under which rental real estate enterprise will be treated as a trade or business for purposes of the QBI deduction.

  1. Go to Screen 18, Rental & Royalty Income (Schedule E).
  2. Scroll down to the Qualified Business Income Deduction section.
  3. Check the box Claiming safe harbor on rental real estate per IRS Notice 2019-07.

Once complete QBI Rental Real Estate Safe Harbor statement will generate in your Forms view.  This statement needs to be signed by the Taxpayer and attached as a PDF when e-filing.

Note: To generate one Safe Harbor Election for an aggregate group of businesses, see Lacerte Aggregation of Business Operations Section 1.199A-4 (Follow these steps to make the Safe Harbor Election when aggregating Rental Real Estate income - Individual and Fiduciary:)

  1. Go to Screen 4.4, e-file Miscellaneous.
  2. Select Attach PDF and browse to your PDF copy of the signed Safe Harbor Election statement.
  3. Enter a description in the field Description of file.
  4. Using the dropdown in the field Link to form (defaults to main form), and select Other.
  5. Within Other, select QBI Rental Real Estate Safe Harbor Election Statement.
  6. Enter the applicable activity name or number in the field Activity name or number (e.g. 3=3rd Form 3115).

Note: If you do not select the correct Link to form (defaults to main form) (step 5) the following diagnostic will generate;

e-file: Schedule E #: The safe harbor election was claimed for this rental property. Pursuant to IRS Notice 2019-07, a signed statement PDF must be attached to the return stating that all qualifications for the safe harbor have been met. (ref. #51860)
Publication 535 (page 50):
Determining your qualified trade or businesses.
The ownership and rental of real property may constitute a trade or business. Notice 2019-07 provides a safe harbor under which rental real estate enterprise will be treated as a trade or business for purposes of the QBI deduction. For more information, on the safe harbor see Notice 2019-07. Rental real estate that does not meet the requirements of the safe harbor may still be treated as a trade or business for purposes of the QBI deduction if it is a section 162 trade or business.
In addition, the rental or licensing of property to a commonly controlled trade or business operated by an individual or a pass-through entity is considered a trade or business under section 199A.
b. Rental Real Estate Activities as a Trade or Business
In determining whether a rental real estate activity is a section 162 trade or business, relevant factors might include, but are not limited to (i) the type of rented property (commercial real property versus residential property), (ii) the number of properties rented, (iii) the owners or the owners agents day-to-day involvement, (iv) the types and significance of any ancillary services provided under the lease, and (v) the terms of the lease (for example, a net lease versus a traditional lease and a short-term
lease versus a long-term lease).
Providing 
bright line rules on whether a rental real estate activity is a section 162 trade or business for purposes of section 199A is beyond the scope of these regulations. Additionally, the Treasury Department and the IRS decline to adopt a position deeming all rental real estate activity to be a trade or business for purposes of section 199A. However, the Treasury Department and IRS recognize the difficulties taxpayers and practitioners may have in determining whether a taxpayers rental real estate activity is sufficiently regular, continuous, and considerable for the activity to constitute a section 162 trade or business. Accordingly, Notice 2019-07, 2019-XXX IRB XXX released concurrently with these final regulations, provides notice of a proposed revenue procedure detailing a proposed safe harbor under which a rental real estate enterprise may be treated as a trade or business solely for purposes of section 199A.
Under the proposed safe harbor, a rental real estate enterprise may be treated as a trade or business for purposes of section 199A if at least 250 hours of services are performed each taxable year with respect to the enterprise. This includes services performed by owners, employees, and independent contractors and time spent on maintenance, repairs, 
collection of rent, payment of expenses, provision of services to tenants, and efforts to rent the property. Hours spent by any person with respect to the owners capacity as an investor, such as arranging financing, procuring property, reviewing financial statements or reports on operations, planning, managing, or constructing long-term capital improvements, and traveling to and from the real estate are not considered to be hours of service with respect to the enterprise. The proposed safe harbor also would require that separate books and records and separate bank accounts be maintained for the rental real estate enterprise. Property leased under a triple net lease or used by the taxpayer (including an owner or beneficiary of an RPE) as a residence for any part of the year under section 280A would not be eligible under the proposed safe harbor. A rental real estate enterprise that satisfies the proposed safe harbor may be treated as a trade or business solely for purposes of section 199A and such satisfaction does not necessarily determine whether the rental real estate activity is a section 162 trade or business. Likewise, failure to meet the proposed safe harbor would not necessarily preclude rental real estate activities from being a section 162 trade or business. 

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