Q: I own three vacation rental properties which I manage (no personal use). Typical rentals are weekly. Do I report income/losses on Schedule C or E? If schedule C are they subject to SE taxes?
Scott
A: For those that need a background on rental property issues, read my post here.
The default is for all rental property income and deductions to be reported on the Schedule E. This is true no matter how many properties you personally own.
The only time you would report rental properties as a business (on the Schedule C), and therefore subject to self-employment tax (but also eligible for retirement plan contributions and the health premium deduction) is quite a narrow one (from IRS Publication 527, Residential Rental Property):
If you provide significant services that are primarily for your tenant's convenience, such as regular cleaning, changing linen, or maid service, you report your rental income and expenses on Schedule C (Form 1040), Profit or Loss From Business, or Schedule C-EZ, Net Profit From Business. Significant services do not include the furnishing of heat and light, cleaning of public areas, trash collection, etc.
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