Business Unincorporated Business Tax UBT

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Unincorporated business tax (UBT)

What activities are subject to this tax?

Unincorporated businesses include trades, professions, and certain occupations of an individual, partnership, limited liability company, fiduciary, association, estate, or trust. The business can be active or in the process of being liquidated.

If you have two or more unincorporated businesses, all are treated as one for the purpose of this tax.

Tax rates

A 4% tax rate is charged for taxable income allocated to New York City.

Who is exempt from this tax?

A person who is performing services as an employee

A person or entity, other than a dealer, who is only engaged in the purchase, holding, and sale of property for their own personal account (for example, a person who owns and rents a two-family house)

An owner, lessee, or fiduciary who is engaged in holding, leasing, or managing real property for their own account

Entities engaged primarily with qualifying investment activities are partially exempt from UBT on the income

Associations and publicly traded partnerships treated as corporations for federal income tax purposes and “S Corps” are subject to the general corporation tax

Credits for tax years

A liability of $3,400 or less is allowed a credit for the full amount of the tax.
Liabilities between $3,401 and $5,400 are allowed a partial credit.

Individual New York City residents are allowed to claim a credit against their NYC personal income tax for a portion of the UBT payments made as sole proprietors. The amount of the credit depends on the City resident’s taxable income for personal income tax purposes. Part-year residents receive a partial credit.

Tax forms

Unincorporated business tax - NYC-5UB, NYC-5UBTI

2024 unincorporated business tax (UBT) forms

NYC-EXT - Application for Automatic Extension of Time to File Business Income Tax Returns
File online with e-Services

NYC-NOLD-UBTI - Net Operating Loss Deduction Computation (for Individuals, Single-Member LLCs, Estates and Trusts)

NYC-NOLD-UBTP - Net Operating Loss Deduction Computation (for Partnerships including Limited Liability Companies)

NYC-5UB for 2025 - Partnership Declaration of Estimated Unincorporated Business Tax
File online with e-Services

NYC-5UBTI for 2025 - Declaration of Estimated Unincorporated Business Tax (for Individuals, Estates, and Trusts)
File online with e-Services

NYC-114.5 - REAP Credit Applied to Unincorporated Business Tax

NYC-114.6 - Claim for Credit Applied to Unincorporated Business Tax

NYC-114.7 - UBT Paid Credit For Unincorporated Business Taxpayers

NYC-114.8 - Lower Manhattan Relocation Employment Assistance Program (LMREAP) Credit Applied to Unincorporated Business Tax

NYC-114.10 - Claim for Biotechnology Credit (Attach to Form NYC-202 or NYC-204)

NYC-114.12 - Claim for Beer Production Credit for Unincorporated Business Taxpayers

NYC-202 - Unincorporated Business Tax Return (for Individuals, Single-Member LLCs)
Download Instructions

Download Unincorporated Business Tax Worksheet - You must attach this worksheet to amended returns reporting changes or corrections to taxable income or other bases of tax by the IRS or New York State DTF.

NYC-202EIN - Unincorporated Business Tax Return (for Estates, and Trusts)
Download Instructions

Download Unincorporated Business Tax Worksheet - You must attach this worksheet to amended returns reporting changes or corrections to taxable income or other bases of tax by the IRS or New York State DTF.

NYC-202S - Unincorporated Business Tax Return for Individuals
Download Instructions

Download Unincorporated Business Tax Worksheet - You must attach this worksheet to amended returns reporting changes or corrections to taxable income or other bases of tax by the IRS or New York State DTF.

File online with e-Services

NYC-204 - Unincorporated Business Tax Return for Partnerships (including Limited Liability Companies)
Download Instructions

Download Unincorporated Business Tax Worksheet - You must attach this worksheet to amended returns reporting changes or corrections to taxable income or other bases of tax by the IRS or New York State DTF.

NYC-WPE - Worksheet for Partial Exemption (attach to NYC-204)

NYC-204EZ - Unincorporated Business Tax Return for Partnerships (including Limited Liability Companies)

NYC-221 - Underpayment of Estimated Unincorporated Business Tax

NYC-399 - Schedule of New York City Depreciation Adjustments

NYC-399Z - Depreciation Adjustments for Certain Post 9/10/01 Property

NYC-579-EIN - Signature Authorization for E-Filed Unincorporated Business Tax Return for Estates and Trusts

NYC-579-UBTI - Signature Authorization for E-Filed Unincorporated Business Tax Return for Individuals

NYC-579-UBTP - Signature Authorization for E-Filed Unincorporated Business Tax Return for Partnerships

Archived unincorporated business tax (UBT) forms (2023 - 2012)

2023

2022

2021

2020

2019

2018

2017

2016

2015

2014

2013

2012

Related tax forms

Power of Attorney POA-1

DOF-1 (Change of Business Information)

DOF-1 Online

Computer Data Request

Conciliation Conference Request

Conciliation Conference (CMVT) Request
For Use By NYC Commercial Motor Vehicles Taxpayers Only

Request for Consent to Dissolution (GCT)

Request for Supplementary Information for Consent to Dissolution

Electronic Transmittal of Tax Information

Commercial Motor Vehicle Tax (CMVT) Exemption Affidavit

Letter Ruling Request Form

Tax Status Report Application

Vendor Forms

The Metropolitan commuter transportation mobility tax does not need to be added back when filing UBT returns.

Tax credits

NYC Biotechnology Tax Credit

Legal Authority
Title 11, Chapter 5 Administrative Code
Enabling Act: Chapter 772 of the Laws of 1966

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