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Rental and Royalty Income Tax Form: Supplemental Income and Loss
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Schedule E (Form 1040) in short
Schedule E reports income or loss from rental real estate, royalties, partnerships, S corporations, estates, trusts, and residual interests in REMICs. Landlords use page 1 for each rental property. Page 2 covers income passed through on Schedules K-1. The current version is for tax year 2025.
| Issued by | Internal Revenue Service (IRS) |
|---|---|
| Current version | 2025 (checked 2026-10-25) |
| Who fills it in | Individuals with income or loss from rental real estate, royalties, partnerships, S corporations, estates, trusts, or REMIC residual interests. Estates and trusts filing Form 1041 can also use it. If you are in the business of renting personal property, the form says to use Schedule C instead. |
| Who receives it | The IRS, as part of your Form 1040, 1040-SR, 1040-NR, or Form 1041. |
| Where to send it | Attach it to your return and file it with the return, by e-file or by mail to the address in the return instructions. |
| Deadline | Filed with your 2025 income tax return. The Form 1040 instructions give April 15, 2026, as the due date for most 2025 calendar year returns, not counting extensions. |
| Official links | Official page · Official PDF · Official instructions |
What changed
For 2025 the standard mileage rate for rental activities is 70 cents a mile. The instructions also note restored 100% bonus depreciation for qualified property acquired after January 19, 2025, a $2,500,000 section 179 limit, changes to the business interest expense limitation, and that personal-use car loan interest is claimed on Schedule 1-A.
How to fill out Schedule E (Form 1040), line by line
| Lines A and B | Form 1099 filing Say whether you made payments in 2025 that require you to file Forms 1099, and if so whether you filed them. |
| Lines 1a and 1b | Property address and type Up to three properties (A, B, C) per page. Give the street address and pick a type code: single family, multi-family, vacation or short-term rental, commercial, land, royalties, self-rental, or other. |
| Line 2 | Fair rental days, personal use days, QJV Count days rented at fair rental price and days of personal use. Check QJV only if you meet the qualified joint venture rules. |
| Lines 3 and 4 | Rents and royalties received Enter rent income on line 3 and royalty income on line 4 for each property. |
| Lines 5 to 19 | Expenses Expenses for each property, such as advertising, cleaning, insurance, management fees, mortgage interest, repairs, taxes, utilities, and depreciation. Improvements are generally depreciated on line 18, not deducted as repairs. |
| Lines 20 to 22 | Total expenses and loss limits Line 21 is income minus expenses. If it is a loss, see the instructions on Form 6198 and Form 8582 before entering line 22. |
| Lines 23a to 26 | Totals for all properties If you have more than three properties, fill these lines on only one Schedule E with the combined totals. |
| Part II, lines 27 to 32 | Partnerships and S corporations One row per entity from your Schedules K-1, split into passive and nonpassive income and loss. |
| Part III, lines 33 to 37 | Estates and trusts Income or loss from Schedule K-1 (Form 1041). |
| Part IV, lines 38 and 39 | REMICs For residual holders, from Schedules Q. |
| Part V, lines 40 to 43 | Summary Line 41 is the total, which goes on Schedule 1 (Form 1040), line 5. Lines 42 and 43 are reconciliations for farming and fishing income and for real estate professionals. |
Common mistakes to avoid
- Not counting personal use days on line 2. Expenses for personal use days are not rental expenses.
- Deducting improvements as repairs. The instructions say improvements must generally be capitalized and depreciated.
- Deducting depreciation on land. The instructions say land is not depreciable.
- Filling lines 23a to 26 on every page when you have more than three properties. Use combined totals on one Schedule E only.
- Using Schedule E for a business of renting personal property. The form says to use Schedule C.
- Not carrying line 26 or line 41 to Schedule 1, line 5.
Questions about Schedule E (Form 1040)
Who needs to file Schedule E?
Anyone reporting income or loss from rental real estate, royalties, partnerships, S corporations, estates, trusts, or REMIC residual interests.
What if I rent out my home for fewer than 15 days?
The instructions say that if you used the unit as a home and rented it for fewer than 15 days in 2025, you do not report the rental income and do not deduct rental expenses.
How many properties fit on one Schedule E?
Three per page. If you have more, attach as many Schedules E as you need, and fill in the totals on lines 23a to 26 on only one of them.
Where does the Schedule E total go?
Line 41 (or line 26 if only Part I applies) goes on Schedule 1 (Form 1040), line 5.
What is the mileage rate for rental activities in 2025?
The 2025 instructions give 70 cents a mile.
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Checked against the official sources on 2026-10-25. PDF Editor Hub is not affiliated with the Internal Revenue Service or any government agency. This page is general information, not legal or tax advice.