Form 8825 

(Rev. November 2018) 

Department of the Treasury 

Internal Revenue Service 

Rental Real Estate Income and Expenses of a 

Partnership or an S Corporation 

▶ Attach to Form 1065 or Form 1120S. 

▶ Go to www.irs.gov/Form8825 for the latest information.

OMB No. 1545-0123 

Name Employer identification number 

1 Show the type and address of each property. For each rental real estate property listed, report the number of days rented at fair 

rental value and days with personal use. See instructions. See page 2 to list additional properties. 

Physical address of each property—street, city, state, 

ZIP code

Type—Enter code 1–8; 

see page 2 for list Fair Rental Days Personal Use Days

A 

B 

C 

D 

Properties 

15 

Rental Real Estate Income A B C D

2 Gross rents . . . . . . . 2 

Rental Real Estate Expenses 

3 Advertising . . . . . . . 3 

4 Auto and travel . . . . . 4 

5 Cleaning and maintenance . . 5 

6 Commissions . . . . . . 6 

7 Insurance . . . . . . . 7 

8 Legal and other professional fees 8 

9 Interest (see instructions) . . 9 

10 Repairs . . . . . . . . 10 

11 Taxes . . . . . . . . 11 

12 Utilities . . . . . . . . 12 

13 Wages and salaries . . . . 13 

14 Depreciation (see instructions) 14 

15 Other (list) ▶ 

 

 

 

16 Total expenses for each property. 

Add lines 3 through 15 . . . 16 

17 Income or (loss) from each property. 

Subtract line 16 from line 2 . . 17 

18 a Total gross rents. Add gross rents from line 2, columns A through H . . . . . . . . . . 18a 

b Total expenses. Add total expenses from line 16, columns A through H . . . . . . . . . 18b ( )

19 Net gain (loss) from Form 4797, Part II, line 17, from the disposition of property from rental real 

estate activities . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 

20 a Net income (loss) from rental real estate activities from partnerships, estates, and trusts in which 

this partnership or S corporation is a partner or beneficiary (from Schedule K-1) . . . . . . 20a 

b Identify below the partnerships, estates, or trusts from which net income (loss) is shown on line 

20a. Attach a schedule if more space is needed. 

(1) Name (2) Employer identification number 

21 Net rental real estate income (loss). Combine lines 18a through 20a. Enter the result here and on:

• Form 1065 or 1120S: Schedule K, line 2

21 

For Paperwork Reduction Act Notice, see instructions. Cat. No. 10136Z Form 8825 (Rev. 11-2018) 
Form 8825 (Rev. 11-2018) Page 2 

1 Show the type and address of each property. For each rental real estate property listed, report the number of days rented at fair 

rental value and days with personal use. See instructions. 

Physical address of each property—street, city, state, 

ZIP code

Type—Enter code 1–8; 

see below for list Fair Rental Days Personal Use Days

E

F

G

H

15 

Properties 

Rental Real Estate Income E F G H

2 Gross rents . . . . . . . 2 

Rental Real Estate Expenses 

3 Advertising . . . . . . . 3 

4 Auto and travel . . . . . 4 

5 Cleaning and maintenance . . 5 

6 Commissions . . . . . . 6 

7 Insurance . . . . . . . 7 

8 Legal and other professional fees 8 

9 Interest (see instructions) . . 9 

10 Repairs . . . . . . . . 10 

11 Taxes . . . . . . . . 11 

12 Utilities . . . . . . . . 12 

13 Wages and salaries . . . . 13 

14 Depreciation (see instructions) 14 

15 Other (list) ▶ 

 

 

 

16 Total expenses for each property. 

Add lines 3 through 15 . . . 16 

17 Income or (loss) from each property. 

Subtract line 16 from line 2 . . 17 

Allowable Codes for Type of Property

1—Single Family Residence

2—Multi-Family Residence

3—Vacation or Short-Term Rental

4—Commercial

5—Land

6—Royalties

7—Self-Rental

8—Other (include description with the code on Form 8825 or on a separate statement)

Form 8825 (Rev. 11-2018) 
Form 8825 (Rev. 11-2018) Page 3 

General Instructions 

Section references are to the Internal 

Revenue Code. 

Future Developments

For the latest information about 

developments related to Form 8825 and 

its instructions, such as legislation 

enacted after they were published, go to 

www.irs.gov/Form8825.

Which Version To Use

Use this November 2018 revision of 

Form 8825 for tax years beginning in 

2018 or later, until a later revision is 

issued. Use prior revisions of this form 

for earlier tax years. All revisions are 

available at www.irs.gov/Form8825.

What’s New

• The Tax Reform Act of 2017 amended 

section 163(j) to reflect a limitation on 

business interest expense. For tax years 

beginning after December 31, 2017, 

business interest expense may be 

limited for certain taxpayers. See the 

instructions for line 9.

• The Bipartisan Budget Act of 2015 

repealed the electing large partnership 

rules for tax years beginning after 2017. 

As a result, the references to Form 

1065-B, U.S. Return of Income for 

Electing Large Partnerships, were 

removed.

Purpose of Form

Partnerships and S corporations use 

Form 8825 to report income and 

deductible expenses from rental real 

estate activities, including net income 

(loss) from rental real estate activities 

that flow through from partnerships, 

estates, or trusts. 

Before completing this form, be sure 

to read the following.

• Passive Activity Limitations in the 

instructions for Form 1065 or Form 

1120S, especially for the definition of 

“rental activity.” 

• Extraterritorial Income Exclusion in the

instructions for Form 1065 or 1120S. 

Specific Instructions 

Form 8825 provides space for up to 

eight properties. If there are more than

eight properties, attach additional Forms 

8825. 

The number of columns to be used for 

reporting income and expenses on this 

form may differ from the number of 

rental real estate activities the 

partnership or S corporation has for 

purposes of the passive activity 

limitations. For example, a partnership 

owns two apartment buildings, each 

located in a different city. For purposes 

of the passive activity limitations, the 

partnership grouped both buildings into 

a single activity. Although the 

partnership has only one rental real 

estate activity for purposes of the 

passive activity limitations, it must report 

the income and deductions for each 

building in separate columns.

However, if the partnership or 

S corporation has more than one rental 

real estate activity for purposes of the 

passive activity limitations, attach a 

statement to Schedule K that reports 

the net income (loss) for each separate 

activity. Also, attach a statement to each 

Schedule K-1 that reports each partner’s 

or shareholder’s share of the net income 

(loss) by separate activity. See Passive 

Activity Reporting Requirements in the 

instructions for Form 1065 or Form 

1120S for additional information that 

must be provided for each activity. 

Complete lines 1 through 17 for each 

property. But complete lines 18a through 

21 on only one Form 8825. The figures 

on lines 18a and 18b should be the 

combined totals for all forms. 

Do not report on Form 8825 any of the 

following.

• Income or deductions from a trade or 

business activity or a rental activity other 

than rental real estate. These items are 

reported elsewhere. 

• Portfolio income or deductions. 

• Section 179 expense deduction. 

• Other items that must be reported 

separately to the partners or 

shareholders. 

• Commercial revitalization deductions. 

Line 1. For each property, give the street 

address, city or town, and zip code. If 

the property is located outside the 

United States, give the postal code and 

country. Specify the type of property by 

entering one of the following codes in 

the “Type” column.

Codes

1—Single Family Residence

2—Multi-Family Residence

3—Vacation or Short-Term Rental

4—Commercial

5—Land

6—Royalties

7—Self-Rental

8—Other (include description with the 

code on Form 8825 or on a separate 

statement)

For each property, enter the number of 

days rented at fair rental value and days 

with personal use. For details, see 

section 280A.

Line 9. Your interest expense may be 

limited. See the instructions for Form 

8990, Business Interest Expense 

Limitation Under Section 163(j), for more 

information.

Line 14. The partnership or 

S corporation may claim a depreciation 

deduction each year for rental property 

(except for land, which is not 

depreciable). If the partnership or 

S corporation placed property in service 

during the current tax year or claimed 

depreciation on any vehicle or other 

listed property, complete and attach 

Form 4562, Depreciation and 

Amortization. See Form 4562 and its 

instructions to figure the depreciation 

deduction. 

Paperwork Reduction Act Notice. We 

ask for the information on this form to 

carry out the Internal Revenue laws of 

the United States. You are required to 

give us the information. We need it to 

ensure that you are complying with these 

laws and to allow us to figure and collect 

the right amount of tax. 

You are not required to provide the 

information requested on a form that is 

subject to the Paperwork Reduction Act 

unless the form displays a valid OMB 

control number. Books or records 

relating to a form or its instructions must 

be retained as long as their contents 

may become material in the 

administration of any Internal Revenue 

law. Generally, tax returns and return 

information are confidential, as required 

by section 6103. 

The time needed to complete and file 

this form will vary depending on 

individual circumstances. The estimated 

burden for business taxpayers filing this 

form is approved under OMB control 

number 1545-0123 and is included in the 

estimates shown in the instructions for 

their business income tax return.

If you have comments concerning the 

accuracy of these time estimates or 

suggestions for making this form 

simpler, we would be happy to hear from 

you. See the instructions for the tax 

return with which this form is filed.