FEDTAX * IRS * HOME * PUB_587

Publication 587
Business Use of Your Home

(Including Use by Day-Care Providers)

For use in preparing 2002 Returns


Where To Deduct

Deduct expenses for the business use of your home on Form 1040. Where you deduct these expenses on the form depends on whether you are:

  • A self-employed person, or
  • An employee.

If you are a partner, see Partners, later, for information on where to deduct expenses for the business use of your home.

Self-Employed Persons

If you are self-employed and file Schedule C (Form 1040), complete and attach Form 8829 to your return. If you file Schedule F (Form 1040), report your entire deduction for business use of the home, up to the deduction limit discussed under Figuring the Deduction, earlier (line 32 if you used the worksheet), on line 34 of Schedule F. Write Business Use of Home on the dotted line beside the entry.

Deductible mortgage interest.   If you file Schedule C (Form 1040), enter all your deductible mortgage interest on line 10 of Form 8829. After you have figured the business part of the mortgage interest on lines 12 and 13, subtract that amount from the total mortgage interest on line 10. The remainder is deductible on Schedule A (Form 1040), lines 10 and 11. If the interest you deduct on Schedule A for your home mortgage is limited, enter the excess on line 16 of Form 8829.

If you file Schedule F (Form 1040), include the business part of your deductible home mortgage interest with your total business use of the home expenses on line 34. You can use the worksheet near the back of this publication to figure the deductible part of mortgage interest. Enter the nonbusiness part of the deductible mortgage interest on Schedule A, lines 10 and 11.

To determine if the limits on qualified home mortgage interest apply to you, see the instructions for Schedule A or Publication 936.

Real estate taxes.   If you file Schedule C (Form 1040), enter all your deductible real estate taxes on line 11 of Form 8829. After you have figured the business part of your taxes on lines 12 and 13, subtract that amount from your total real estate taxes on line 11. The remainder is deductible on Schedule A, line 6.

If you file Schedule F (Form 1040), include the business part of real estate taxes with your total business use of the home expenses on line 34. Enter the nonbusiness part of your real estate taxes on line 6 of Schedule A.

CAUTION: If you itemize your deductions, be sure to claim only the personal part of your deductible mortgage interest and real estate taxes on Schedule A (Form 1040). Do not deduct any of the business part on Schedule A. For example, if your business percentage on line 7 of Form 8829 or line 3 of the worksheet near the back of this publication is 30%, you can claim only 70% of your deductible mortgage interest and real estate taxes as personal expenses on Schedule A.

Casualty losses.   If you are using Form 8829, refer to the specific instructions for lines 9 and 27 and enter the amount from line 33 on line 27 of Form 4684, Section B. Write See Form 8829 above line 27.

If you file Schedule F (Form 1040), enter the business part of casualty losses (line 31 if you use the worksheet) on line 27 of Form 4684, Section B. Write See attached statement above line 27.

Other expenses.   Report the other home expenses that would not be allowable if you did not use your home for business (insurance, maintenance, utilities, depreciation, etc.) on the appropriate lines of your Form 8829. If you rent rather than own your home, include the rent you paid on line 20. If these expenses exceed the deduction limit, carry the excess over to next year. The carryover will be subject to next year's deduction limit.

If you file Schedule F (Form 1040), include your otherwise nondeductible expenses (insurance, maintenance, utilities, depreciation, etc.) with your total business use of the home expenses on line 34 of Schedule F. If these expenses exceed the deduction limit, carry the excess over to the next year. The carryover will be subject to next year's deduction limit.

Business expenses not for the use of your home.   Deduct in full your business expenses that are not for the use of your home itself (dues, salaries, supplies, certain telephone expenses, etc.) on the appropriate lines of Schedule C (Form 1040) or Schedule F (Form 1040). These expenses are not for the use of your home, so they are not subject to the deduction limit for business use of the home expenses.

Employees

As an employee, you must itemize deductions on Schedule A (Form 1040) to claim expenses for the business use of your home and any other employee business expenses. This generally applies to all employees, including outside salespersons. If you are a statutory employee, use Schedule C (Form 1040) to claim the expenses. Follow the instructions given earlier under Self-Employed Persons. The statutory employee box within box 13 on your Form W-2 will be checked if you are a statutory employee.

If you have employee expenses for which you were not reimbursed, report them on line 20 of Schedule A. You also generally must complete Form 2106 if either of the following apply.

  • You claim any job-related vehicle, travel, transportation, meal, or entertainment expenses.
  • Your employer paid you for any of your job expenses reportable on line 20. (Amounts your employer included in box 1 of your Form W-2 are not considered paid by your employer).

However, you can use the simpler Form 2106-EZ, instead of Form 2106, if you meet the following requirements.

  • You were not reimbursed for your expenses by your employer, or if you were reimbursed, the reimbursement was included in box 1 of your Form W-2.
  • If you claim car expenses, you use the standard mileage rate.

When your employer pays for your expenses using a reimbursement or allowance arrangement, the payments generally should not be on your Form W-2 if the following rules for an accountable plan are met.

  1. You adequately account to your employer for the expenses within a reasonable period of time.
  2. You return any payments not spent for business expenses (excess reimbursements) within a reasonable period of time.
  3. You must have paid or incurred deductible expenses while performing services as an employee.

If you meet the accountable plan rules and your business expenses equal your reimbursement, do not report the reimbursement as income and do not deduct the expenses.

Adequately accounting to employer.   You adequately account to your employer when you give your employer documentary evidence of your travel, mileage, and other employee business expenses, such as receipts, along with an account book, diary, or similar record in which you entered each expense at or near the time you had it.

You also may be treated as adequately accounting to your employer if your employer gives you a per diem or car allowance similar in form to, and not more than, the federal rate and you verify the time, place, and business purpose of each expense. For more information, see the instructions for Form 2106 and Publication 463, Travel, Entertainment, Gift, and Car Expenses.

Rental to employer.   If you rent part of your home to your employer and you use the rented part in performing services for your employer as an employee, your deduction for the business use of your home is limited. You can deduct mortgage interest, real estate taxes, and personal casualty losses for the rented part, subject to any limitations. However, you cannot deduct otherwise allowable trade or business expenses, business casualty losses, or depreciation related to the use of your home in performing services for your employer.

Deductible mortgage interest.   Although you generally can deduct expenses for the business use of your home on line 20 of Schedule A (Form 1040), do not include any deductible home mortgage interest on that line. Instead, deduct both the business and nonbusiness parts of this interest on line 10 or 11 of Schedule A.

If the home mortgage interest you can deduct on lines 10 or 11 is limited by the home mortgage interest rules, you cannot deduct the excess as an employee business expense on line 20 of Schedule A, even though you use part of your home for business. To determine if the limits on home mortgage interest apply to you, see the instructions for Schedule A or Publication 936.

Real estate taxes.   Deduct both the business and nonbusiness parts of your real estate taxes on line 6 of Schedule A. For more information on amounts allowable as a deduction for real estate taxes, see Publication 530, Tax Information for First-Time Homeowners.

Casualty losses.   Enter the business part of casualty losses (line 31 of the worksheet) on line 27 of Form 4684, Section B. Write See attached statement above line 27.

Other expenses.   If you file Form 2106 or Form 2106-EZ, report on line 4 the following expenses.

  • The business part of your otherwise nondeductible expenses (utilities, maintenance, insurance, depreciation, etc.) that do not exceed the deduction limit.
  • The employee business expenses not related to the use of your home, such as advertising.

Add these to your other employee business expenses and complete the rest of the form. Enter the total from Form 2106, or Form 2106-EZ, on line 20 of Schedule A, where it is subject to the 2%-of-adjusted-gross-income limit. If you do not have to file Form 2106 or Form 2106-EZ, enter your total expenses directly on line 20 of Schedule A.

Example.   You are an employee who works at home for the convenience of your employer. You meet all the requirements to deduct expenses for the business use of your home. Your employer does not reimburse you for any of your business expenses and you are not otherwise required to file Form 2106 or Form 2106-EZ.

As an employee, you do not have gross receipts, cost of goods sold, etc. You begin with gross income from the business use of your home, which you determine to be $6,000.

The percentage of expenses due to the business use of your home is 20%. You have the following expenses.

Deductible mortgage interest (20%) $1,500
Real estate taxes (20%) 1,000
Total $2,500
Expenses not related to business use of the home (100%):
Supplies $500
Advertising 1,300
Telephone 200
Total $2,000
Otherwise nondeductible expenses:
Maintenance (20%) $200
Utilities (20%) 350
Insurance (20%) 250
Total $800
Depreciation (20%) $1,600

Based on the above expenses, you figure your deduction limit as follows.

Gross income $6,000
Less:
Deductible mortgage interest (20%) $1,500
Real estate taxes (20%) 1,000
Expenses not related to business use of the home (100%) 2,000 4,500
Deduction limit $1,500

expenses ($800) and $700 ($1,500 - $800) of your depreciation.

You deduct your expenses for business use of your home on Schedule A (Form 1040) as shown in the following table.

Expense Amount Schedule A
Deductible mortgage interest $1,500 Line 10 or 11*
Real estate taxes $1,000 Line 6*
Expenses not related to the business use of the home $2,000 Line 20**
Otherwise nondeductible expenses $800 Line 20**
Depreciation $700 Line 20**
*In addition to the 80% nonbusiness part of the expense.
**Subject to the 2%-of-adjusted-gross-income limit.

You can carry over the $900 of depreciation that exceeds the deduction limit to next year, subject to the deduction limit for that year.

Partners

You may be allowed to deduct unreimbursed ordinary and necessary expenses you paid on behalf of the partnership (including qualified expenses for the business use of your home) if you were required to pay these expenses under the partnership agreement.

Use the worksheet near the back of this publication to figure the deduction for the business use of your home.

Deducting unreimbursed partnership expenses.   See the following forms and related instructions for information about deducting unreimbursed partnership expenses.

  • Schedule E, Supplemental Income and Loss.
  • Schedule SE, Self-Employment Tax.
  • Schedule K-1, Partner's Share of Income, Credits, Deductions, etc.

More information.   For more information about partners and partnerships, get Publication 541, Partnerships.

Schedule C Example

The filled-in forms for John Stephens that follow show how to report deductions for the business use of your home if you file Schedule C (Form 1040).

Form 4562.   The following line references apply to Form 4562.

Part I, lines 1-13.   John began using his home for business in January of this year. He purchased a new computer and filing cabinet to use in his business. The computer, used 100% for business, cost $3,200. The filing cabinet cost $600. He elects to take the section 179 deduction for both items.

John completes Part I of Form 4562. He enters the cost of both the computer and filing cabinet, $3,800, on line 2 and completes lines 4 and 5. On line 6, he enters a description of each item, its cost and the cost he elects to expense. He completes the remaining lines in Part I.

Part III, line 19c.   John converted to business use a desk and chair (furniture) he had purchased in 1996 for personal purposes. In 1996, he paid $1,500 for them. The total fair market value in 2002 is $550. The fair market value is less than the cost, so his depreciable basis is $550.

In Part III, line 19c, column (c), he enters $550 for the desk and chair. He completes columns (d) through (f). The furniture is 7-year property under MACRS. He uses the MACRS Percentage Table for 5- and 7-Year Property Using Half-Year Convention in this publication or Table A-1 in Publication 946 to find the rate of 14.29% for property placed in service during the first month of the year. He multiplies $550 by 14.29% (.1429) and enters $79 in column (g).

Part III, line 19i.   This is the first year John used his home for business, so he must figure the depreciation on line 19i. On line 19i, column (c), he enters $11,000, the depreciable basis of the business part of his home. He began using his home for business in January. (For a discussion on how he figures his depreciation deduction, see Step 3 under Form 8829, Part II, later.) He enters $271 in column (g).

Part IV, line 22.   John totals the amounts on line 12 and line 19 in column (g) and enters the total on line 22. He enters both the section 179 deduction ($3,800) and the depreciation on the furniture ($79) on line 13 of Schedule C. He enters the depreciation on his home ($271) on Form 8829, line 28.

Schedule C.   The following line references apply to Schedule C.

Line 13.   John enters the amount from Form 4562 for his section 179 deduction ($3,800) and the depreciation deduction for his office furniture ($79).

Line 16b.   This amount is the interest on installment payments for the business assets John uses in his home office.

Line 25.   John had a separate telephone line in his home office that he used only for business. He can deduct $347 for the line.

Lines 28-30.   On line 28, he totals all his expenses other than those for the business use of his home, and then subtracts that total from his gross income. He uses the result on line 29 to figure the deduction limit on his expenses for the business use of his home. He enters that amount on line 8 of Form 8829 and then completes the form. He enters the amount of his home office deduction from line 34, Form 8829, on line 30 of Schedule C.

Form 8829, Part I.   John uses one room of his home exclusively and regularly to meet clients. In Part I of Form 8829 he shows that, based on the square footage, the room is 10% of his home.

Form 8829, Part II.   John uses Part II of Form 8829 to figure his allowable home office deduction.

Step 1.   First, he figures the business part of expenses that would be deductible even if he did not use part of his home for business. These expenses ($4,500 deductible mortgage interest and $1,000 real estate taxes) relate to his entire home, so he enters them in column (b) on lines 10 and 11. He then subtracts the $550 business part of these expenses (line 14) from his tentative business profit (line 8). The result, $25,002 on line 15, is the most he can deduct for his other home office expenses.

Step 2.   Next, he figures his deduction for operating expenses. He paid $300 to have his office repainted. He enters this amount on line 18, column (a) because it is a direct expense. All his other expenses ($400 homeowner's insurance, $1,400 roof repairs, and $1,800 heating and lighting) relate to his entire home. Therefore, he enters them in column (b) on the appropriate lines. He adds the $300 direct expenses (line 21) to the $360 total for indirect expenses (line 22) and enters the total, $660, on line 24. This amount is less than his deduction limit, so he can deduct it in full. The $24,342 balance of his deduction limit (line 26) is the most he can deduct for depreciation.

Step 3.   Next, he figures his allowable depreciation deduction for the business use of his home in Part III of Form 8829. The adjusted basis of his home is $130,000, which is less than the fair market value of $160,000. He figures the value of the land to be $20,000. He subtracts the land value from the adjusted basis. He multiplies the result ($110,000) by the percentage on line 7 to get the depreciable basis of the business part of his home ($11,000).

He began using the office in January of this year, so he uses the MACRS Percentage Table for 39-Year Nonresidential Real Property in this publication or Table A-7a in Appendix A of Publication 946. The depreciation percentage for the first year of the recovery period for assets placed in service in the first month is 2.461%. His depreciation deduction for 2002 (line 40) is $271 (.02461 × $11,000). He enters that amount in Part II on lines 28 and 30. This is less than the available balance of his deduction limit (line 26), so he can deduct the full amount as depreciation. John also must complete Form 4562 for 2002, so he enters $271 on line 19i, column (g). See Form 4562, earlier.

Step 4.   Finally, he figures his total deduction for his home office by adding together his otherwise deductible expenses (line 14), his operating expenses (line 25), and depreciation (line 31). He enters the result, $1,481, on lines 32 and 34, and on Schedule C, line 30.

John Stephen's - Schedule C

John Stephen's - Form 8829

John Stephen's - Form 4562

Worksheet To Figure the Deduction for Business Use of Your Home Use this worksheet if you file Schedule F (Form 1040) or you are an employee or a partner.
PART 1 - Part of Your Home Used for Business:
1) Area of home used for business 1)       
2) Total area of home 2)       
3) Percentage of home used for business (divide line 1 by line 2 and show result as percentage) 3)        %
PART 2 - Figure Your Allowable Deduction
4) Gross income from business (see instructions) 4)       
(a) Direct Expenses (b) Indirect Expenses
5) Casualty losses 5)              
6) Deductible mortgage interest 6)              
7) Real estate taxes 7)              
8) Total of lines 5 through 7 8)              
9) Multiply line 8, column (b), by line 3 9)       
10) Add line 8, column (a), and line 9 10)       
11) Business expenses not from business use of home (see instructions) 11)       
12) Add lines 10 and 11 12)       
13) Deduction limit. Subtract line 12 from line 4 13)       
14) Excess mortgage interest 14)              
15) Insurance 15)              
16) Repairs and maintenance 16)              
17) Utilities 17)              
18) Other expenses 18)              
19) Add lines 14 through 18 19)              
20) Multiply line 19, column (b) by line 3 20)       
21) Carryover of operating expenses from prior year (see instructions) 21)       
22) Add line 19, column (a), line 20, and line 21 22)       
23) Allowable operating expenses. Enter the smaller of line 13 or line 22 23)       
24) Limit on excess casualty losses and depreciation. Subtract line 23 from line 13 24)       
25) Excess casualty losses (see instructions) 25)       
26) Depreciation of your home from line 38 below 26)       
27) Carryover of excess casualty losses and depreciation from prior year (see instructions) 27)       
28) Add lines 25 through 27 28)       
29) Allowable excess casualty losses and depreciation. Enter the smaller of line 24 or line 28 29)       
30) Add lines 10, 23, and 29 30)       
31) Casualty losses included on lines 10 and 29 (see instructions) 31)       
32) Allowable expenses for business use of your home. (Subtract line 31 from line 30.) See instructions for where to enter on your return 32)       
PART 3 - Depreciation of Your Home
33) Smaller of adjusted basis or fair market value of home (see instructions) 33)       
34) Basis of land 34)       
35) Basis of building (subtract line 34 from line 33) 35)       
36) Business basis of building (multiply line 35 by line 3) 36)       
37) Depreciation percentage (from applicable table or method) 37)       
38) Depreciation allowable (multiply line 36 by line 37) 38)       
PART 4 - Carryover of Unallowed Expenses to Next Year
39) Operating expenses. Subtract line 23 from line 22. If less than zero, enter -0- 39)       
40) Excess casualty losses and depreciation. Subtract line 29 from line 28. If less than zero, enter -0- 40)       

Instructions for the Worksheet

If you are an employee, a partner, or you file Schedule F (Form 1040), use the preceding worksheet to figure your deduction for the business use of your home. The following instructions explain how to complete each part.

Partners.   See Partners, under Where to Deduct, earlier, before completing the worksheet.

CAUTION: If you file Schedule C (Form 1040), use Form 8829 to figure the deductions and attach the form to your return.

Part 1 - Part of Your Home Used for Business

Lines 1-3.   If you figure the percentage based on area, use lines 1 through 3 to figure the business-use percentage. Enter the percentage on line 3.

You can use any other reasonable method that accurately reflects your business-use percentage. If you operate a day-care facility and you meet the exception to the exclusive use test for part or all of the area you use for business, you must figure the business-use percentage for that area as explained under Day-Care Facility, earlier. If you use another method to figure your business percentage, skip lines 1 and 2 and enter the percentage on line 3.

Part 2 - Figure Your Allowable Deduction

Line 4.   If you file Schedule F, enter your total gross income from the business use of your home. This generally would be the amount on line 11 of Schedule F.

If you are an employee, enter your total wages from the business use of the home.

Lines 5-7.   Enter only amounts that would be deductible whether or not you used your home for business. In other words, these amounts normally would be allowable as itemized deductions on Schedule A (Form 1040). Enter your expenses paid for deductible mortgage interest, real estate taxes, and casualty losses. Include only the part of a casualty loss that exceeds $100 plus 10% of adjusted gross income.

Under column (a), Direct Expenses, enter expenses that benefit only the business part of your home. Under column (b), Indirect Expenses, enter expenses that benefit the entire home. You generally enter 100% of the expense. However, if the business percentage of an indirect expense is different from the percentage on line 3, enter only the business part of the expense on the appropriate line in column (a), and leave that line in column (b) blank.

Lines 9-10.   Multiply your total indirect expenses by the business percentage from line 3. Enter the result on line 9. Add this amount to the total direct expenses and enter the total on line 10.

Lines 11-13.   Enter any other business expenses that are not attributable to business use of the home on line 11. For employees, examples include travel, supplies, and business telephone expenses. Farmers generally should enter their total farm expenses before deducting office in the home expenses. Do not enter the deduction for one-half of your self-employment tax. Add the expenses on line 11 to the line 10 amount, and enter the total on line 12. Subtract line 12 from line 4, and enter the result on line 13. This is your deduction limit. You use it to determine whether you can deduct any of your other expenses for business use of the home this year. If you cannot, you will carry them over to next year.

If line 13 is zero or less, enter zero. Deduct your expenses for deductible home mortgage interest, real estate taxes, casualty losses, and any business expenses not attributable to use of your home on the appropriate lines of the schedule(s) for Form 1040 as explained earlier under Where To Deduct.

Lines 14-21.   On lines 14 through 18, enter your otherwise nondeductible expenses for the business use of your home. These include utilities, insurance, repairs, and maintenance. If you rent, include the amount paid on line 18. If you file Schedule F, include any part of your home mortgage interest that is more than the limits given in Publication 936. (If you are an employee, do not enter any excess home mortgage interest.) In column (a), enter the expenses that benefit only the business part of your home (direct expenses). In column (b), enter the expenses that benefit the entire home (indirect expenses). Multiply line 19, column (b) by the business-use percentage (line 3) and enter this amount on line 20.

If you claimed a deduction for business use of your home on your 2001 tax return, enter the amount from line 39 of your 2001 worksheet on line 21.

Lines 24-29.   On lines 24 through 29, figure your limit on deductions for excess casualty losses and depreciation.

On line 25, figure the excess casualty loss by multiplying the business use percentage from line 3 by the part of casualty losses that would not be allowable if you did not use your home for business ($100 plus 10% of your adjusted gross income).

On line 26, enter the depreciation deduction from Part 3.

If you claimed a deduction for business use of your home on your 2001 tax return, enter on line 27 the amount from line 40 of your 2001 worksheet.

On lines 28 and 29, figure your allowable excess casualty losses and depreciation.

Lines 30-32.   On line 30, total all allowable business use of the home deductions.

On line 31, enter the total of the casualty losses shown on lines 10 and 29. Enter the amount from line 31 on line 27 of Form 4684, Section B. See the instructions for Form 4684 for more information on completing that form.

Line 32 is the total (other than casualty losses) allowable as a deduction for business use of your home. If you file Schedule F (Form 1040), enter this amount on line 34 of Schedule F and write Business Use of Home on the line beside the entry. Do not add the specific expenses into other line totals of Part II of Schedule F.

If you are an employee or partner, see Where To Deduct, earlier, for information on how to claim the deduction.

Part 3 - Depreciation of Your Home

Figure your depreciation deduction on lines 33 through 38. On line 33, enter the smaller of the adjusted basis or the fair market value of the property at the time you first used it for business. Do not adjust this amount for changes in basis or value after that date. Allocate the basis between the land and the building on lines 34 and 35. You cannot depreciate any part of the land. On line 37, enter the correct percentage for the current year from the tables in Publication 946. Multiply this percentage by the business basis to get the depreciation deduction. Enter this figure on lines 38 and 26. Complete and attach Form 4562 to your return if this is the first year you used your home, or an improvement or addition to your home, in business.

Part 4 - Carryover of Unallowed Expenses to Next Year

Complete these lines to figure the expenses that must be carried forward to next year.

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  • Current tax forms, instructions, and publications.
  • Prior-year tax forms and instructions.
  • Popular tax forms that may be filled in electronically, printed out for submission, and saved for recordkeeping.
  • Internal Revenue Bulletins.

The CD-ROM can be purchased from National Technical Information Service (NTIS) by calling 1-877-233-6767 or on the Internet at http://www.irs.gov/cdorders. The first release is available in early January and the final release is available in late February.

CDROM: CD-ROM for small businesses. IRS Publication 3207, Small Business Resource Guide, is a must for every small business owner or any taxpayer about to start a business. This handy, interactive CD contains all the business tax forms, instructions and publications needed to successfully manage a business. In addition, the CD provides an abundance of other helpful information, such as how to prepare a business plan, finding financing for your business, and much more. The design of the CD makes finding information easy and quick and incorporates file formats and browsers that can be run on virtually any desktop or laptop computer.

It is available in March. You can get a free copy by calling 1-800-829-3676 or by visiting the website at www.irs.gov/smallbiz.