Archive for category 1099′s

GUEST POST: The New and Improved Apartment Association of Southeastern Wisconsin

For the past two and a half decades or so, I put a lot into the Apartment Association.   I remain a board member and avid supporter of the organization.

We did some good and prevented some bad during my tenure on the board.  We’ve had very impressive leaders before and after my presidency such as Dave Domres , Attorney John Savage and Attorney Tristan Pettit.  We’ve also had some of the brightest minds working behind the scenes to make things happen, such as Jeff Chitko, Bill Lauer and Attorney Heiner Giese. Countless others did a lot for the Association and industry  such as Jim Dropp, Joe McLean, Bob Jovanovich, Dave Ohrmundt, Richard Bishop, Kim Queen and many, many more. The list of achievers is truly too long to list here.

This crowded slate of superstars really makes standing out difficult for even the best.

Then along comes our latest president, Joe Dahl and I am in awe.  The guy has been AASEW president for 10 months now.  In that short time he has accomplished the near impossible.

During the housing downturn Home Depot cut back on Pro reps and dropped their AASEW membership.   I tried for a couple of years to get them to return as a sponsoring member. No dice.   Not only did Joe get Home Depot to rejoin, but in the process secured a 20% discount on paint and a 2% rebate on everything else for our members.  Then he went on to get member discounts* from Sherwin Williams, Wisconsin Legal Blank, Pittsburgh Paint and many more vendors we use everyday.  The rebates more than pay for most member’s dues.  To stay competitive in this industry you will almost have to be a member.

We had a couple of good trade shows when Carmen produced them, but let’s be truthful, the last few year’s shows were dogs.  This year Joe enlisted the help of Shari from Sid Grinker, who along with Bill from ABC Sewer made this an outstanding event for both the industry and the vendors. The place was packed.   When you see either of them give them a big thanks.

Joe convinced some outstanding people to join the board such as Jon Krause, formerly of, Steve Johnson and Aaron Moseer.  These guys are young and sharp. (young of course being relative)

Our general membership meeting this year were often at capacity.  This was due to good marketing and strong subject matter.

Although not an Association event, Joe personally put on a very successful and impressive fundraiser for Senator Lasee who has been a friend of real estate and housing.  Something like 60 influential people from the rental industry attended.  I’m sure the Senator was pleased.

This kid — and  I can call him a kid because he is a couple of years younger than my oldest son –  is sharp and willing to do the work.  Joe holds an MBA, while at that point in my life all I held was a hammer and a paint brush.  ;-)  So far the only bad thing I can say about Joe is sometimes he swears enough to make a sailor blush, but he promises me he is working on that.

If you were a member, but no longer are, or if you never were a member, you should check out what the organization is becoming under Joe’s leadership. If you are a member you should take advantage of the discounts* and throw your support behind Joe and his team. If you are a larger owner that is not in the Milwaukee area it may make sense for you to join just for the discounts.  You can learn more about the AASEW and regsiter online at

The 1980′s group Timbuk3 must of been thinking of us when they wrote “The future’s so bright, I gotta wear shades”  Bit of trivia – Timbuk3 was a Madison WI band.
Tim Ballering

* November 18th general meeting, which is the board election, the Association will be presenting a guide to all of the discounts and how to use them to your best advantage. I believe this is a member only event, but will verify and post more later.


Repeal of Expanded 1099 Requirements Signed Into Law

President Obama has officially signed H.R. 4, the “Comprehensive 1099 Taxpayer Protection and Repayment of Exchange Subsidy Overpayments Act of 2011” into law.   This new law retroactively repeals  prior 1099 reporting rules for landlords that were added by 2010 legislation (i.e. the Small Business Jobs Act of 2010 and the Patient Protection and Affordable Care Act – better known as Obamacare).

Prior to the 2010 legislation, it was generally required that if you were a landlord that was engaged in the trade or business of landlording, that you were then required to report to the IRS via a 1099 form any payments totalling at least $600 to a single person. Typically, this involved paymetns for services.  It should be noted that there were a number of exemptions from the law’s reporting requirements notably including payments to corporations. 

This essentailly meant that unless you were a full-time landlord, you did not need to comply with the reporting requirements as you were not in the trade or business of landlording.

Then in 201, two pieces of legislation were passed.

Under Obamacare, as of 2012, it was added that payments for goods more than $600 in a 12 month period needed to be reported as well as services. Obamacare further provided that, beginning in 2012, payments to non-tax-exempt corporations—which had previously been exempt from the reporting requirement—would be subject to information reporting.

Additionally, the Small Business Jobs Act of 2010 provided that, subject to limited exceptions, a person receiving rental income from real estate would be treated as engaged in the trade or business of renting property for information reporting purposes.  In particular, rental income recipients making payments of $600 or more to a service provider  in the course of earning rental income would have to provide an information return to the service provider and the IRS.  This would included all landlords, even if they worked full-time doing something other than landlording, and just rented out a duplex on the side.

After much backlash, the House introduced, H.R. 4, which repeals the provisions of Obamacare and the Small Business Jobs Act  referenced above.

Essentially, with President Obama, signing into law H.R. 4, the reporting rules now revert back to what they were before the 2010 legislation (Obamacare and Small Business Jobs Act) was passed.  We are now back to where we were before the government started monkeying around with things in the first place.

I guess if nothing else it gave me some topics to blog about : )


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U.S. Senate Votes to Repeal New 1099 Reporting Requirements for Businesses and Landlords

The U.S. Senate has passed H.R. 4 which repeals the new 1099 reporting laws for businesses and rental property owners.  The vote was 87-12.  Since the House had already passed this bill – and no modifications were made by the Senate – the bill will now go to the President for his signature.  While the President has indicated that he did not care for the “pay for” (offset) provisions that were included in H.R. 4, he has supported the repeal of the 1099 reporting requirements, so it is believed that he will sign the bill into law.

If you would like to read more about the new 1099 reporting requirements and see prior updates on this law please see my earlier and more exhaustive blog post on the topic.

U.S. Senate Repeals A Second New 1099 Reporting Law That Would Have Greatly Affected Landlords

About a week ago I blogged about a new federal law that will require landlords to issue 1099′s to any individual or business that provides the landlord with more than $600 in services in any 12 month period.  While this new law isn’t going away anytime soon, another new federal 1099 reporting law has fortunately been repealed.

Included in the new health care reform law known as the Patient Protection and Affordable Care Act (more commonly referred to as “Obamacare”), was a provision that would have required landlords (and other small businesses) to report to the IRS any purchases of goods over $600 per year from any other business or individual. 

Under this law, which would have commenced in 2012, a landlord would have been required to issue 1099′s to Home Depot and Menard’s if the landlord purchased more than $600 in goods from either of these stores.  A landlord would have also been required to issue 1099′s to the municipal water department and WE Energies — since water and electricity are considered to be “goods.”  The additional paperwork required of landlords under this new law would have cleared several rain forests.

Fortunately, the U.S. Senate — with broad bipartisan support – approved an amendment on February 2nd, 2011 to repeal the expanded 1099 information reporting requirements contained in the health care reform law.

So while a landlord will still be required to 1099 business and individuals that supply more than $600 in services within a 12 month period, landlords will no longer be required to 1099 a business or individual that supplied more than $600 in goods in that same 12 month period.

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New 1099 Law Will Greatly Affect Landlords In 2011

A new federal will greatly affect how landlords do business in 2011.

In September 2010, a small provision affecting landlord was tucked into the Small Business Jobs Act of 2010, which has now become a subject of concern to many of us.  Not only will this new law create a lot of additional paperwork for landlords, but it may open up Pandora’s Box should you be audited.

The new law requires all people who own rental property to issue a form 1099 to any service provider that is paid more than $600 per year starting as of January 1, 2011.  The 1099 would have to be issued to the service provider and to the IRS.

Prior to this new law being passed, only landlords whose real estate activities were considered to be a “trade or business” had to issue 1099′s to service providers.  Now, even if you own only one duplex or a single-family rental property, and continue to maintain a full-time job doing something other than landlording, you will need to comply with this new law.

Landlords will now be required to obtain certain information from their vendors/contractor, such as their name, address, and social security number or tax identification number.  You will also need to keep track of the amount of money that you pay the vendor/contractor over the course of the year.  If you pay them more than $600 within the tax year then you must reflect that income on a 1099.

Under this law, landlords will need to issue a 1099 to most all contractors/vendors regardless of whether they are a corporate entity or an individual.  This will include handymen, plumbers, carpet cleaners, electricians, painters, gardeners, landscapers, accountants, lawyers etc. etc.

If you give one of your current tenants a discount on rent for looking after your rental property, shoveling snow in the winter, and mowing the lawn in the summer, and that discount adds up to $600 or more over the course of the year, you will need to 1099 them as well.  Basically you will need to issue a 1099 to all service providers who you pay $600 or more within a year and who are not employed by you and already receiving a W2.

The proposed penalty will be $100 per instance and possibly higher if the Feds believe that you intentionally failed to comply with the law.  You could also lose the ability to deduct the payments to the service provider from your taxes, if you do not have a matching 1099.

As my friend and fellow AASEW board member Tim Ballering, so accurately pointed out, this new law has much deeper consequences than a $100 fine for failing to issue a 1099 to your handyman.

If you submit a deduction on your taxes without a matching 1099 you have just tipped off the IRS or your state taxing authority, and increased the possibility of being audited.  Additionally, once you file a 1099 for each service provider that did work on your rental properties — just think how many 1099 this could potentially be — the Feds may very well look at all of that new paperwork and wonder if some of those so called independent contractors shouldn’t more properly be classified as a statutory employees instead.

Essentially, all of the 1099′s that you will be required to file may now alert the IRS and the Wisconsin Department of Revenue to investigate whether or not these contractors should be reclassified as “employees.”  If such a reclassification would happen, a landlord could be placed in a very painful and expensive predicament.  Fines can be as large as $5,000 per employee. You would also be required to pay both the employer and employee’s taxes (that should have been withheld had the contractor been properly classified as an employee), penalties, and interest.  The IRS has indicated that they expect to collect an additional $7 billion per year as a result of this provision.

Not only can improperly classifying an employee as a contractor involve the IRS or Wisconsin Department of Revenue, but it could also provoke other government entities to investigate the independent contractor vs. employee issue – think unemployment compensation and worker’s compensation insurance.

While the tests for whether or not someone is an employee for purposes of UC, WC and tax purposes are slightly different, there are commonalities.  If you are paying the service provider by the hour, if you provide them with supplies, if you provide them with tools, if you control how and when they do the work – there is a strong likelihood that they are statutory employees and you should have been doing withholding, and paying both unemployment insurance and workers compensation insurance.

So not only will this new law result in a lot of additional paperwork for landlords, it could put many of you in a position to lose everything that you have worked so hard to build.  I would strongly recommend that all landlords take the time and effort to determine if they are improperly classifying an employee as an independent contractor.  Any money that you think you are saving up front by avoiding the proper withholdings will be greatly overshadowed by the back taxes, fines, interest, and potential loss of your business, if the government later determines that your classification was wrong.

2/22/11 – UPDATE:  On February 17, 2011, the House Ways and Means Committee, by a vote of 21-15, approved H.R. 705, the Comprehensive 1099 Taxpayer Protection and Repayment of Exchange Subsidy Overpayment Act of 2011.  Among other things, H.R.705 seeks to repeal IRS Code section 6041(h), which was added by the Small Business Jobs Act of 2010, and which treats recipients of rental income from real estate (i.e. landlords) as engaged in the trade or business of renting property for information reporting purposes starting in 2011.

So this new 1099 law may still be repealed.  Stay tuned . . .


3/8/11 — UPDATE

On March 3, 2011, the House approved a repeal of the expanded 1099 information reporting requirements by a vote of 314-112.  The bill, called the Small Business Paperwork Mandate Elimination Acot of 2011 (H.R. 4) would repeal the 1099 provisions of both the Affordable Care Act (“Obamacare”) and the Small Business Job Act which required business — including rental property owners — to file a 1099 with the IRS reporting any purchases of services or goods over $600 per year.

The rub is that the new bill attempts to pay for the alleged costs of the repeal by requiring people who had received tax credits to pay for health insurance under the health care reform bill to repay the subsidies if they end up earning too much during the year to qualify.  Seventy-six Democrats in the House opposed H.R. 4 because of this offset provision.

Apparently everyone — Republicans and Democrats alike —  favor the repeal of the new 1099 laws, now it is just a matter of finding a way to pay for the repeal that everyone can live with.


4/7/11 — UPDATE

The U.S. Senate has passed H.R. 4 which repeals the new 1099 reporting laws for businesses and rental property owners.  The vote was 87-12.  Since the House had already passed this bill – and no modifications were made by the Senate – the bill will now go to the President for his signature.  While the President has indicated that he did not care for the “pay for” (offset) provisions that were included in H.R. 4, he has supported the repeal of the 1099 reporting requirements, so it is believed that he will sign the bill into law.

4/18/11 – UPDATE

President Obama signed H.R. 4 into law today.  So all new 1099 reporting requirements for landlords are gone.  The law now goes back to what it was prior to the 2010 legislation (Small Business Jobs Act and Obamacare).  For more detail refer to my 4/18 post on the topic.

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