According to IPX1031’s annual tax survey, 19% of Americans don’t know their tax filing deadline. It’s not hard to understand why. Different IRS forms have deadlines scheduled throughout the year, and how you structure your rental property business determines which forms you need to file and when. Perhaps unsurprisingly, one in four business owners struggles to file their company’s taxes. That’s why we’ve put together this review of the most common forms you may need to file for your rental property.
Disclaimer: This article focuses on federal forms for rental property owners who do not have employees. Refer to your state and local tax authorities for information on state and local tax deadlines. REI Hub is not a tax accounting firm, and this article is for informational purposes only. We recommend that you speak with a CPA about your specific tax situation.
Quick-Start Tax Form Review for New Landlords
New to taxes for rental property? Although each situation is different, a landlord with a single rental property is likely to need these tax forms:
- Form 1040: This is the annual income tax return for individuals. It’s due April 15, 2026.
- Schedule C or Schedule E: Rental income is reported on the Schedule C or E, which goes with your Form 1040. Your business structure determines which schedule you should file.
- Schedule ES: Rental property owners are likely to need this form to make estimated tax payments, since taxes are not automatically withheld from rental income. File it with your Form 1040 by April 15, 2026.
- 1099-NEC: Landlords who pay freelancers or contractors $600 or more in total for the year may need to issue this form by February 2, 2026.
- Form 4562: Real estate investors who deduct depreciation must file Form 4562. The deadline depends on your business structure.
We’ll discuss these forms and others in more detail below.
Did you know? More than 27% of investment property owners report struggling to file taxes for their property. We recommend working with a tax preparer. They’ll make sure that your business is structured in the most beneficial way for you and that you’re making the most of your business’s deductions and credits.
2026 Tax Filing Deadlines Overview
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2026 Rental Property Tax Form Deadline Summary (by Due Date) |
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| Form Name | Who Files It | Typical Due Date |
| Form 1099-NEC | Landlords paying $600+ to contractors | Feb. 2, 2026 |
| Form 1099-K | Payment processors (not landlords) | Feb. 2 (to recipients); Mar. 2 (IRS) |
| Form 1099-DA | Brokers reporting digital asset transactions | Feb. 17 (to recipients); Feb. 28 (paper) / Mar. 31 (e-file) |
| Form 1099-MISC | Landlords paying $600+ in rent to a property owner | Feb. 28 (paper) / Mar. 31 (e-file) |
| Form 1065 | Partnerships and multimember LLCs | Mar. 16, 2026 |
| Schedule K-1 | Partnerships and S corporations (issued to owners) | Mar. 16, 2026 |
| Form 1120-S | S corporations and LLCs taxed as S corporations | Mar. 16, 2026 (calendar-year filers) |
| Form 7004 | Businesses requesting a tax extension | Original business return due date (commonly Mar. 16, 2026) |
| Form 4562 | Owners claiming depreciation or amortization | Mar. 16 or Apr. 15, 2026 (depends on return type) |
| Form 1040 | All individual taxpayers, including rental property owners | Apr. 15, 2026 |
| Schedule C | Sole proprietors who qualify as real estate professionals or provide substantial services | Apr. 15, 2026 |
| Schedule E | Rental property owners reporting passive rental income or losses, single-member LLC landlords | Apr. 15, 2026 |
| Form 4868 | Individuals requesting a personal tax extension | Apr. 15, 2026 |
| Form 1120 | C corporations and LLCs taxed as C corporations | 15th day of the 4th month after tax year end |
| Schedule ES | Taxpayers with income not subject to withholding (e.g., rent) | Quarterly: Apr. 15, Jun. 15, Sep. 15, Jan. 15 (2027) |
Pro tip: Even if you work with a tax preparer, you’re responsible for your personal and business taxes, so keep track of which forms and deadlines apply to your situation. Set calendar reminders not just for filing deadlines but also for the days you need to gather information and prepare the forms.
Individual Landlords with Rentals in Their Own Name
Required Personal Tax Return: Form 1040
Form 1040 is the most commonly used IRS form. Individuals use it to file their annual income tax returns. Plus, business owners and employees use Form 1040 to declare their filing statuses, take deductions, claim credits, and calculate the amount they owe the IRS.
Key point: Unless you are a tax-exempt individual, you must file Form 1040.
This year, Form 1040 is due on April 15.
Reporting Rental Income and Expenses
Form 1040 doesn’t cover the profit and loss reporting for sole proprietors. Self-employed business owners use different schedules to provide information in addition to Form 1040.
Schedule E: Supplemental Income and Loss
Schedule E is the most common form landlords use to report rental income and expenses. This form is for you if you own rental property in your name, with your spouse, or through a single-member LLC.
If you have income reported on Schedule K-1 from a partnership or S corporation, you’ll also file Schedule E.
Schedule E forms are due April 15, 2026.
Refer to these resources for additional information about Schedule E:
Schedule C: Active Business or Real Estate Professionals
Schedule C is for landlords who have sole proprietorships or who qualify as real estate professionals.
Unlike Schedule E, which reports passive income, Schedule C reports the income or loss earned actively through your rental business.
Pro tip: When you offer your tenants substantial additional services, such as catering, daily cleaning, or concierge services, you’re more likely to need to use Schedule C.
Schedule C forms are due April 15, 2026.
Schedule ES: Estimated Taxes for Landlords
Self-employment and rental income usually don’t have taxes withheld. That means rental property owners are likely to need Schedule ES to calculate and pay estimated taxes.
Key term: Tax withholding is when an employer or other payer keeps a portion of a person’s income and gives it to the federal, state, and local government as an early payment of the person’s annual taxes.
Estimated taxes for 2026 are due on a quarterly basis:
- April 15
- June 15
- September 15
- January 15 of the next year
Rental Property Partnerships or Multimember LLCs
Reporting Partnership Income: Form 1065
You’ll use Form 1065 if you file as a partnership or an LLC electing to be treated as a partnership (multimember LLC). Form 1065 reports profits, losses, deductions, and credits.
The deadline for Form 1065 is March 16, 2026.
Owner-Level Reporting: Schedule K-1
Schedule K-1 reports each partner’s or shareholder’s portion of income, losses, deductions, and credits. Partners or shareholders will file a K-1 along with Form 1065.
The deadline for filing Schedule K-1 is March 16, 2026.
Corporation Elections: Form 1120
If your rental business is structured as a C corporation or an LLC electing to file as a C corporation, you’ll file Form 1120.
C corporations can choose between a calendar year, a fiscal year, or a 52–53-week tax year. That means there isn’t a single deadline for filing Form 1120. Generally, the filing deadline is the 15th day of the fourth month after the end of the corporation’s tax year.
However, corporations with a fiscal tax year ending on June 30 must file by the 15th day of the third month after the end of its tax year. For 2026, that’s March 16 since the 15th falls on a weekend.
Corporations Taxed as S Corps: Form 1120-S
S corporations and LLCs electing to file as S corporations file Form 1120-S. This is an information return, so you won’t use it to calculate your tax liability.
S Corporations must also prepare a K-1 for their shareholders to include with their individual returns.
The filing deadline for Form 1120-S depends on the company’s tax year. File by the 15th day of the third month following the end of the tax year. For companies using the calendar year, the deadline for 2026 is March 16.
Reporting Nonemployment Income: 1099 Forms
1099 forms report different types of nonemployment income that taxpayers earn. Interest earned, payment card transactions, nonemployee compensation, and rent may be reported on 1099s. The kind of nonemployment income paid determines which 1099 forms you may be required to file. Landlords are most likely to deal with four 1099 forms, and we’ve broken them into two scenarios for you, along with best practices for managing your 1099s.
Best Practices for 1099 Forms
Whether you need to issue a 1099 depends on the annual amount paid and the vendor’s business structure. Use these two tips to streamline your 1099 processes:
- Get a W-9 form early.
Request that your contractors complete and return a W-9 before you issue their payment. A completed W-9 tells you the vendor’s business structure, so you’ll know whether they qualify for a 1099. Having a completed W-9 on file also helps you eliminate costly errors with vendor information when it’s time to file 1099s.
2.Keep vendor records organized year-round.
Keep the vendor’s completed W-9 form in a permanent file with their payment records. Make sure you record every payment to a vendor and note how the payment was made, whether by check, cash, credit card, etc. You’ll need that information to determine whether a vendor is eligible for a 1099.
Landlords Who Pay Contractors or Rent Business Space
Contractor Payments: Form 1099-NEC
Form 1099-NEC is similar to a W-2, except it reports nonemployee compensation. Did you pay an independent contractor or freelancer last year to work on your rental property or business? If so, you may need to issue a Form 1099-NEC to the contractor if you paid them $600 or more during the calendar year.
If you issue 10 or more 1099-NEC forms, you are required to e-file your submissions.
February 2, 2026, is the deadline for sending 1099-NEC forms to independent contractors and filing with the IRS.
Key point: If you issue payments to your contractors electronically, those payments will be reported on Form 1099-K, not on Form 1099-NEC.
Rent Paid to Others: Form 1099-MISC
If you rent space for your rental property business, you may need to issue a 1099-MISC to your landlord if your rent payments total $600 or more annually.
The deadline for filing a paper 1099-MISC is February 28, 2026. For filing electronically, the deadline is March 31, 2026.
Landlords Who Accept Electronic or Digital Payments
Electronic and Third-Party Payments: Form 1099-K
Form 1099-K reports payment card and third-party network transactions, like payments made by these methods:
- Credit cards
- Gift cards
- Payment cards
- PayPal
- Venmo
- Zelle
The payment-settlement entity uses Form 1099-K to report payments that exceed both of these thresholds:
- Payments of more than $20,000 in 2025
- More than 200 transactions in 2025
Rental property owners are not responsible for issuing Form 1099-K. US-based landlords should receive these forms if they accept electronic payments and exceed both thresholds.
Filers must provide recipients with payee copies by February 2, 2026, and file with the IRS by March 2, 2026.
Digital Asset Payments: Form 1099-DA
Have you accepted digital assets as payment for rent, goods, or services? Digital assets include convertible virtual currencies, cryptocurrencies such as Bitcoin, stablecoins, and non-fungible tokens. If you received a digital asset payment in 2025, you may receive Form 1099-DA.
Brokers, dealers, and digital asset intermediaries are now required to report digital asset transactions on Form 1099-DA. The broker who effected the sale for their customer should complete Form 1099-DA and send you a copy.
Brokers should provide the forms to recipients by February 17, 2026. The deadline for submitting paper forms to the IRS is February 28, 2026. For brokers filing electronically, the deadline is March 31.
Depreciation and Asset Reporting
Claiming Depreciation: Form 4562
Depreciation is an easily missed deduction during tax time. Ask your tax preparer about the best way to calculate depreciation for your rental property since it applies to equipment, furniture, fixtures, leasehold improvements, buildings, and more.
To report depreciation and amortization associated with your rental property business, use Form 4562.
You are required to file Form 4562 if you claim any of these items:
- a Section 179 deduction
- depreciation for property placed in service during the current year
- depreciation on any vehicle or other property
- a deduction for a vehicle listed on a form other than Schedule C
- amortization costs that begin during the current taxable year
The deadline for filing Form 4562 depends on which business return you file. Sole proprietors and C corporations will file by April 15, 2026. Partnerships and S corporations will file by March 16, 2026.
New to depreciation? Learn more about this crucial deduction with these resources:
Filing Extensions
Individual Extensions: Form 4868
To file an extension for your personal taxes, use Form 4868. Even though you’re requesting an extension, you’ll need to provide four items:
- an estimate of your total tax liability for the prior year
- the total of your payments made to date
- an estimate of the balance due
- a payment for the remaining balance
Form 4868 is due by April 15, 2026.
Key point: Filing for an extension doesn’t give you more time to pay taxes you owe or prevent you from owing penalties or interest. The extension gives you more time to file the tax return.
Business Extensions: Form 7004
If you normally file Form 1120 for your business taxes and need an extension, use Form 7004.
File for your extension before the due date of the business tax return that applies to you. The common deadline is March 16, 2026.
How REI Hub Can Help
Taxes can be confusing, so it’s essential to have clear, accurate, and organized account books. With REI Hub, you can record your income and expenses for multiple rental properties and then run a Schedule E report for each. Plus, you can track fixed assets, review CPA-approved financial reports, and give your CPA full access to your books—making tax time much easier.
Simplify your tax season by starting your free REI Hub trial today!
