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Level 6
January 27, 2023
Solved

LLC for Rental homes Schedule E

  • January 27, 2023
  • 1 reply
  • 51 views

My client, husband and wife, established a LLC (Limited Liability Co.) for themselves in 2022 for a 5plex and a rental house. They are the only members. This year I have to file their tax as LLC. This tax return is for California.

Do I need to fill any Forms other than the Schedule E which I have been filling in the past?

Do they have to pay SE (self-employment tax) which I believe they don't have to?

I am checking the BOX M on Sch. E (Filing this Sch. E as LLC).

Any help will be greatly appreciated.

This topic has been closed for replies.
Best answer by Terry53029

Now I am confused whether to go by what Camp says or to go by what Sjrcpa says.

Yes I will file Form 568, and their income is below the limit so they won't be paying the fee other than the $800 tax. 

I still don't know whether it is SMLLC or MMLLC.


Here is what the IRS says, they agree with @sjrcpa. Here is the link:

https://www.irs.gov/businesses/small-businesses-self-employed/single-member-limited-liability-companies

Joint Ownership of LLC by Spouse in Community Property States

Rev. Proc. 2002-69 addressed the issue of classification for an entity that is solely owned by husband and wife as community property under laws of a state, a foreign country or possession of the United States.

If there is a qualified entity owned by a husband and wife as community property owners, and they treat the entity as a:

  • Disregarded entity for federal tax purposes, the Internal Revenue Service will accept the position that the entity is disregarded for federal tax purposes.
  • Partnership for federal tax purposes, the Internal Revenue Service will accept the position that the entity is partnership for federal tax purposes.

A change in the reporting position will be treated for federal tax purposes as a conversion of the entity.

A business entity is a qualified entity if;

  1. The business entity is wholly owned by a husband and wife as community property under the laws of a state, a foreign country, or possession of the United States;
  2. No person other than one or both spouses would be considered an owner for federal tax purposes; and
  3. The business entity is not treated as a corporation under IRC §301.7701-2.

Note: If an LLC is owned by husband and wife in a non-community property state, the LLC should file as a partnership. LLCs owned by a husband and wife are not eligible to be "qualified joint ventures" (which can elect not be treated as partnerships) because they are state law entities. For more information see Election for Husband and Wife Unincorporated Businesses.

1 reply

Intuit Community Champion
January 27, 2023

The LLC designation impacts their legal status and shouldn't really affect their tax filing.  I would continue filing their returns as in prior years, with a Schedule E to report their rental income.  You can add their LLC filing costs as a deductible expense on Schedule E.

singhAuthor
Level 6
January 27, 2023

Thank you so much for your input. I had not thought about the LLC filing costs. I thought I was the only one awake at 3:00 AM (California).

 

Camp1040
Level 10
January 27, 2023

"husband and wife, established a LLC (Limited Liability Co.) for themselves in 2022 for a 5plex and a rental house"

Single member LLC or did they create a MMLLC which would be a partnership on the federal level.