The home office deduction is a write-off for the part of your home you use regularly and exclusively for business. For 2026, if you qualify, you can figure it with the IRS simplified method at $5 per square foot, capped at 300 square feet ($1,500), or you can use actual expenses on Form 8829. You choose a method each year on a timely filed original return, and you can’t use both methods for the same home in the same year. The figures and filing rules below come from the IRS 2026 Instructions for Schedule C (draft) and the IRS page on the simplified option for the home office deduction.

You’ll also hear it called the home office write-off, the business-use-of-home deduction or the simplified home office method. Same topic. Exclusive use is still the test that trips people up, and if you’re an S corporation owner, this usually does not go on a Schedule C at all. This is education, not tax advice. Talk to a CPA before you claim it.

Who can actually claim the home office deduction

Start with the qualifying tests in IRS Publication 587, Business Use of Your Home. You need regular use, and in most cases exclusive use, of a specific identifiable area of your home. You also need that area to be your principal place of business, a place where you meet clients or customers in the normal course of business, or a separate structure used in connection with your business. Administrative or management activities can support the principal-place-of-business test if you have no other fixed location where you conduct those activities.

Exclusive use means what it sounds like. The space is used only for business. A kitchen table where you also eat dinner does not qualify. A guest room that becomes an office when you have no guests does not qualify. A corner of the living room that doubles as a play area does not qualify. There are narrow exceptions, including certain daycare use and storage of inventory or product samples when your home is the sole fixed location of the business. Those exceptions have their own rules in Publication 587. Don’t stretch them into “I work on the couch, so the couch counts.”

Regular use means ongoing business use, not a few days a year. And this deduction is for a qualified business use of the home, typically claimed by a self-employed person on Schedule C. The IRS is clear that employees generally cannot claim a home office deduction for tax years beginning after 2017, even under the simplified method, because miscellaneous itemized deductions for employee business expenses were eliminated.

Simplified vs actual expenses

If you qualify, you have two ways to figure the number.

The 2026 Schedule C instructions say that, in most cases, the simplified deduction is the area you use regularly and exclusively for business, multiplied by $5, and that area cannot exceed 300 square feet. You elect the simplified method by using it on a timely filed original return for that year. Once you choose a method for a year, that year’s choice is irrevocable. You can switch methods in a later year.

Actual expenses are the regular method. You file Form 8829 and allocate a business percentage of rent or mortgage interest, insurance, utilities, repairs and depreciation, plus expenses that apply only to the office. Mortgage interest and real estate taxes that you don’t allocate to the business can still be considered on Schedule A if you itemize. Under the simplified method, those home-related itemized deductions stay on Schedule A instead of being split.

Both methods are limited by the income from the business use of your home, after other business expenses. If the simplified method produces a bigger number than that income limit, you lose the excess. Under the actual method, unused amounts may carry forward. That difference alone can decide which method is better in a thin-profit year.

A simple comparison with teaching numbers

Say you have a 200-square-foot room used only as your office, all year, and you otherwise qualify. These are made-up teaching numbers, not a recommendation.

Under the simplified method, 200 times $5 is $1,000. That’s the deduction, subject to the income limit. You don’t depreciate the office for that year, and you don’t have to allocate the electric bill.

Under the actual method, suppose your home is 2,000 square feet, so the office is 10% of the house. If your allocable home costs for the year (a share of rent or interest, utilities, insurance, repairs and depreciation) come to $12,000, 10% is $1,200, plus any costs that apply only to that room. That’s $200 more than the simplified figure in this example, but only if your records support it and you’re willing to track depreciation and possible recapture when you sell the home.

If the office were 300 square feet, the simplified method would hit its $1,500 ceiling. Actual expenses might still be higher or lower, depending on your rent or ownership costs. Run both numbers. Don’t assume $1,500 is a raise you’re leaving on the table, and don’t assume Form 8829 is always worth the extra work.

Why S corp owners usually shouldn’t just write it off

This is the part I see founders get backwards. If you operate as a sole proprietor and file Schedule C, a qualifying home office can go on that schedule. If you’ve already made an S corp vs LLC election and you work for your own S corporation, you are generally an employee of that company. Employees, as the IRS page on the simplified option states, generally cannot claim this deduction for years after 2017.

Putting a home office write-off on a Schedule C you don’t have, or treating your S corporation salary like sole-proprietor profit, is not a workaround. The usual path is for the S corporation to reimburse you under an accountable plan: a business connection, substantiation, and a return of any excess. That reimbursement, done correctly, is a company expense and not extra wages to you. I walk through how to set that up in my guide to the accountable plan, and it’s still one to review with a CPA, not something to improvise from a blog post.

The entity choice itself is a different job from this deduction. If you’re still deciding how to pay yourself or whether an S corp makes sense, settle that first, then match the home-office treatment to the entity you actually have.

How to claim it this year

If you’re self-employed and you qualify, the deduction belongs on Schedule C, line 30. Use the simplified square-footage entries if that’s your method, or attach Form 8829 and carry the result to line 30 if you’re using actual expenses. Keep a simple record of the room, the square footage, and, if you use Form 8829, the bills behind the percentage.

Before year end, decide whether you have exclusive, regular use of a real space, and which method produces a supportable number. This belongs on your list of year-end tax moves, alongside the other deductions you can still shape before December 31.

I’m not your tax advisor, and this isn’t advice for your return. The sources for the 2026 figures in this article are the IRS 2026 Schedule C instructions (draft, catalog 24329W) and the IRS simplified-option page, with the qualifying tests from Publication 587. Use them with a CPA who can apply the exclusive-use rules and the entity rules to your facts.

Frequently asked questions

What is the home office deduction?

It’s a deduction for the part of your home you use regularly and exclusively for a qualified business. For 2026, you can use the IRS simplified method or actual expenses on Form 8829, but not both for the same home in the same year.

How does the simplified home office deduction work in 2026?

The 2026 Schedule C instructions still use $5 per square foot, with a maximum of 300 square feet, or $1,500. You must meet the regular- and exclusive-use rules, and the deduction can’t exceed income from the business use of the home.

Can I deduct a home office if I work at the kitchen table?

Generally no. Exclusive use requires a specific area used only for business. A table or room that is also used for personal activities does not meet that test, except for narrow cases such as certain daycare or inventory storage.

Can I claim the home office deduction as an S corp owner?

Usually not on Schedule C, because you are generally an employee of the S corporation, and employees generally can’t claim this deduction for years after 2017. Ask a CPA about reimbursement under an accountable plan instead.

Can I switch between simplified and actual expenses?

Yes, in a later year. You choose a method each year on a timely filed original return. That year’s choice is irrevocable, but switching in a succeeding year is not a change in accounting method.

Do I need Form 8829 if I use the simplified method?

No. The 2026 Schedule C instructions say to enter the square footage and the simplified amount on line 30. Use Form 8829 when you deduct actual expenses, and then put that result on line 30.

The 1099 threshold is the amount you have to pay someone in a year before you’re required to send them a Form 1099-NEC or 1099-MISC, and for payments made in 2026 it’s generally $2,000, up from the $600 rule that sat there for decades. Pay a contractor less than $2,000 for their services across the whole year and, in most cases, you don’t owe them or the IRS a 1099-NEC for that year.

The exceptions are where small businesses get burned. This is not tax advice, so check with your CPA before you file, but here’s exactly how the rule works according to the IRS’s own Instructions for Forms 1099-MISC and 1099-NEC (the December 2026 revision, the one you use to file 2026 information in early 2027).

What changed: the 1099 threshold went from $600 to $2,000

Here’s the line from the IRS, word for word: “For tax years beginning after 2025, the minimum threshold amount for reporting certain payments required to be reported on certain information returns and/or perform backup withholding on those payments increased to $2,000 and may be adjusted for inflation beginning in calendar year 2027.”

The change came from the One Big Beautiful Bill Act, signed July 4, 2025. Three things in that sentence matter.

• It starts with 2026 payments. Forms for 2025 work still used $600. The $2,000 number covers what you pay from January 1, 2026, reported in early 2027.
• It can move. From 2027 the IRS may index it for inflation, so don’t hard-code $2,000 into your bookkeeping forever.
• It also moved backup withholding. The same threshold now governs backup withholding on certain payments.

I like this change. Building Addicted2Success has meant working with editors, designers and developers, and I’ve always thought sending a tax form over a $700 logo job was paperwork for the sake of paperwork. But a higher threshold isn’t a free pass to stop tracking who you pay. It’s the opposite. You now have to know your totals precisely, because $1,950 and $2,050 land on different sides of the line.

Do I need to send a 1099 under $2,000?

Usually no, for 1099-NEC. The IRS says you report a payment as nonemployee compensation when four conditions are all true:

1. You paid someone who is not your employee.
2. You paid them for services in the course of your trade or business.
3. You paid an individual, partnership, estate or, in some cases, a corporation.
4. You paid that payee at least $2,000 during the year.

The key word in number four is year. It’s the total per payee for the calendar year, not per invoice. Ten $300 invoices from the same freelancer is $3,000. That person gets a 1099-NEC.

Watch a few things that quietly push people over the line. The IRS counts parts and materials when they’re incidental to the service. It also counts travel reimbursement the contractor didn’t account to you for, so a $1,800 fee plus $300 in unaccounted travel is $2,100, and that’s reportable.

And the one exception that catches people out: if you backup withheld federal income tax from someone, you file the form “regardless of the amount of the payment.” Even if you only paid them $400.

The 1099 threshold isn’t $2,000 for everything

Most quick explainers skip this. The $2,000 figure covers most boxes, not all of them. Here’s the breakdown under the 2026 IRS instructions:

Two of those surprise people. Royalties are still reportable at just $10. And gross proceeds paid to an attorney, like a settlement check that runs through a law firm, still sit at $600 on the 2026 form. So if you license a photo, a song or a course framework and pay royalties, or you pay a settlement through a lawyer, don’t assume $2,000 covers you.

Who doesn’t get a 1099 at all

The IRS lists exceptions, and a few of them matter to almost every small business:

• Most corporations. Payments to a corporation, including an LLC taxed as a C or S corporation, generally aren’t reportable. Legal and medical services are the big exceptions; you still report those.
• Merchandise and freight. Buying stock, inventory, phone service or shipping isn’t a service payment to a contractor.
• Your employees. Wages go on a W-2, not a 1099.
• Personal payments. In the IRS’s words, “Personal payments are not reportable.” Paying a painter for your own house isn’t the same as paying one for your office.

Paid by card or PayPal? That’s a 1099-K, not a 1099-NEC

This one saves a lot of founders a lot of forms. The IRS instructions say payments made with a credit card, debit card or through third-party networks “must be reported on Form 1099-K by the payment settlement entity” and “are not subject to reporting on Form 1099-MISC or Form 1099-NEC.”

So if you paid a designer through PayPal for goods and services, or by card, the platform handles the reporting, not you. And the platform’s own threshold is different again. According to the IRS’s Form 1099-K page (updated October 2026), payment apps and marketplaces have to send a 1099-K when payments for goods or services top $20,000 across more than 200 transactions.

Bank transfers, checks and cash are a different story. Those are on you. If you’ve been paying people out of your personal app like it’s splitting a dinner bill, that’s the moment to formalize your startup payroll and get every contractor payment into one business account you can actually report from.

Collect a W-9 before the first payment, not in January

My blunt rule: no W-9, no first payment. The IRS uses Form W-9 to get a payee’s correct name and taxpayer identification number (TIN), and you need that TIN to file.

If a payee doesn’t give you a TIN, you may have to start backup withholding at 24%, which means holding back almost a quarter of what you owe them and sending it to the IRS. Nobody wants that conversation with a freelancer in week three.

A W-9 also tells you whether the payee is a corporation, which can take them off your 1099 list entirely.

The 1099-NEC deadline for 2026 payments

The IRS rule is that you file Form 1099-NEC with the IRS and furnish the recipient’s copy by January 31. When that date lands on a weekend or legal holiday, the deadline moves to the next business day. January 31, 2027 is a Sunday, so for 2026 payments the 1099-NEC due date works out to Monday, February 1, 2027.

Form 1099-MISC runs on a different clock. Recipient copies are still due January 31 (February 1 in 2027, thanks to the same weekend rule), but you file with the IRS by February 28 on paper or March 31 electronically. Feb. 28, 2027 is also a Sunday, so the paper date rolls to March 1.

One more trap: if you’re filing 10 or more information returns in total (all types added together), the IRS requires you to e-file. The free IRIS portal handles that.

What it costs to get it wrong

Penalties are per return and climb the longer you wait. Under the IRS General Instructions for Certain Information Returns (2025 edition, the latest posted when I checked in November 2026), the failure-to-file penalty is $60 per return if you fix it within 30 days, $130 if you fix it by August 1, and $340 after that or if you never file. Intentional disregard starts at $680 per return with no cap. Those amounts get adjusted for inflation, so check the current edition.

What contractors should know about the $2,000 rule

If you’re on the other side of the invoice, this matters just as much. Fewer clients will send you a 1099-NEC now. That doesn’t change what you owe. The IRS is explicit that some payments don’t need a form “although they may be taxable to the recipient,” and its 1099-K guidance says that no matter the amount reported, if you’re paid for goods or services, you must report all income.

So keep your own ledger of every client payment. Don’t wait for forms to tell you what you earned. I’d also set aside tax from each payment as it comes in, which is one of the money habits every solo founder and freelancer needs long before tax season shows up.

A simple 1099 checklist for 2026 payments

1. Get a signed W-9 from every contractor before you pay them.
2. Pay contractors from a business account so totals are easy to pull.
3. In December, run a payee report: total paid per person for 2026.
4. Strip out card and PayPal payments (the platform’s 1099-K covers those).
5. Flag everyone at $2,000 or more for services, plus royalties of $10 or more and attorney gross proceeds of $600 or more.
6. Remove corporations, unless they’re law or medical firms.
7. Add anyone you backup withheld from, whatever the amount.
8. File and send 1099-NECs by February 1, 2027, and e-file if you have 10 or more returns.

Do that once and next year it’s a 20-minute job, not a January panic.

Frequently Asked Questions

What is the 1099 threshold for 2026?

For payments made in 2026, the 1099-NEC threshold is $2,000 per payee for the year, up from $600. Most 1099-MISC boxes also moved to $2,000, but royalties stay at $10 and attorney gross proceeds at $600, per the IRS 2026 instructions.

Do I need to send a 1099 if I paid a contractor less than $2,000?

Generally no, not for 2026 payments, as long as the total for the year stays under $2,000. The exception is backup withholding: if you withheld federal tax, you must file regardless of the amount.

Is the $2,000 1099 rule for 2025 or 2026?

It applies to tax years beginning after 2025, so 2026 payments reported in early 2027. Forms for 2025 payments, filed in early 2026, still used the $600 threshold.

Do I send a 1099-NEC if I paid through PayPal or a credit card?

No. The IRS says card and third-party network payments are reported on Form 1099-K by the payment platform and aren’t subject to 1099-NEC or 1099-MISC reporting by you.

When is the 1099-NEC due for 2026 payments?

The rule is January 31, moved to the next business day when it falls on a weekend. January 31, 2027 is a Sunday, so 1099-NECs for 2026 are due to the IRS and recipients by February 1, 2027.

How to build business credit starts with a separate legal identity, a free Employer Identification Number from the IRS, a consistent name and address, and vendors or lenders that actually report payment history to the commercial credit bureaus. A D-U-N-S Number identifies the business in Dun & Bradstreet’s file. It does not, by itself, create a score.

You’ll also hear this called commercial credit or a business credit profile. It is not the same file as your personal FICO-style score, though lenders often still look at both, especially when they ask for a personal guarantee. This is education, not a credit offer, and it is not a pitch for any card, loan or monitoring product.

What business credit actually is

Experian’s Ask Experian guidance on how to build business credit, and the FDIC’s Money Smart for Small Business credit module, describe the same basic idea: vendors, suppliers and lenders may report how your company pays its bills, and that history lives in files maintained by commercial bureaus. The three names you will hear most often are Dun & Bradstreet, Experian Business and Equifax Business. Each keeps its own file and its own scores. There is no single official “business credit score” the way people casually talk about a personal score.

Dun & Bradstreet, for example, is known for payment scores such as PAYDEX, which reflect how promptly bills are paid relative to terms. Other bureaus use different models. Some lenders also use small-business scoring systems, including FICO SBSS, that can pull in both business and personal information. You do not need to memorize every model. You do need to understand that “business credit” is a set of files, not a badge you buy.

Personal credit still sits in the room

When a company is new, there is often little or no business payment history to show. The FDIC’s educational materials for small businesses are blunt about the result: your personal credit can still carry a lot of weight, and many lenders will ask the owner for a personal guarantee. That means the company’s debt can follow you if the business cannot pay.

Building a business file is still worth doing, because trade terms, some supplier accounts and later borrowing can get easier when vendors can see that the company pays on time. It does not automatically erase the personal side. If you want the personal-file half of this story, we already cover why personal credit matters for business owners. This page stays on the company file.

Start with a legal identity you can keep consistent

Business credit follows the business, so the business has to exist as something separate from you. Form the entity your attorney and tax pro recommend, then use the same legal name, address, phone number and email on every application and invoice. Inconsistent identity is one of the quiet ways files fail to form. A P.O. box and a home address used at random, or two slight variations of the company name, can split the history.

The legal wrapper matters here for a simple reason: a sole proprietorship and a corporation or LLC do not present the same separation between you and the company. Entity choice is a legal and tax decision, not a credit hack, and it belongs in a conversation about why corporate structure matters for scaling startups, not in a weekend filing you do because a video promised a higher score.

Get a free EIN from the IRS, not from a paid middleman

An Employer Identification Number is the IRS number that identifies a business for tax purposes. Many banks, vendors and bureaus will ask for it. The IRS issues an EIN at no charge, and you apply on IRS.gov. Paid “EIN services” that charge a filing fee for the same number are a common trap. You do not need one to build credit, and you should not give a random site your Social Security number to “expedite” a number the IRS already provides for free.

Open a business bank account and keep money paths clean

A dedicated business bank account, in the company’s name and EIN, is part of looking like a company and paying like a company. It is also basic bookkeeping. Paying vendor invoices from a personal checking account, then wondering why no business file is forming, is a common early mistake. The account itself is not a tradeline. It is the pipe you use to pay the accounts that might become tradelines.

Request a D-U-N-S Number, and don’t confuse it with a score

A D-U-N-S Number is Dun & Bradstreet’s unique identifier for a business location. You can request one from Dun & Bradstreet. The identifier itself is typically provided at no charge. Paid monitoring or “credit builder” products are optional add-ons, not a requirement to have a number. Have the number, and keep the company information on the file accurate. Then remember what it is not: having a D-U-N-S Number does not mean you have a payment history or a strong score. Those come from reported tradelines and on-time payments.

Open tradelines that actually report

A tradeline is an account that can show up in a credit file: a vendor account, a utility, a fuel card, a business credit card, a loan. The word that matters is report. Plenty of net-30 vendors will sell to you and never send payment history to a bureau. If they do not report, they do not help the file, no matter how faithfully you pay.

Ask before you rely on an account for credit building: which bureaus, if any, they report to, and under what name and EIN. Start small, with terms you can meet, and keep a calendar for due dates. Experian’s guidance emphasizes timely payments, accurate identity information and a history of managing credit. I am not going to list “best” vendors or “guaranteed” starter accounts, because those lists are usually affiliate funnels. Your suppliers, a business credit card from your bank, or a lender you already have a relationship with are more useful than a purchased “starter tradeline.”

Do not buy seasoned tradelines, “authorized vendor access,” or any product that promises to attach someone else’s history to your file. That is a red flag, and it can become a legal problem.

Pay on time, then monitor the files

Payment history is the core of most commercial scores. Pay early or on the due date, not “sometime that month.” If cash is tight, talk to the vendor before you miss a date. A late payment that gets reported can sit on a file for a long time.

There is no official utilization law that says business credit “must stay under 30%.” Some lenders look at how much of your available credit you are using, and running every account at the limit is not a good look. Treat that as common sense, not a secret threshold.

Order or review your business files periodically from the bureaus that hold them, and dispute errors in writing. Watch for a wrong address, a mixed-in company, or a collection you already paid. Monitoring products are optional. The job is to know what the file says, not to subscribe to a dashboard for its own sake.

Public records can also show up: tax liens, judgments, bankruptcies. Those are not fixed by opening another vendor account. If something serious is on the file, get legal or credit-repair help that actually works the record, not a “guaranteed approval” ad.

What this will not do

Building business credit is slow, and it will not guarantee a loan, a card approval or the removal of a personal guarantee. It will not replace a profitable business or a clean personal file in the first years. Be wary of anyone who sells the opposite story: instant scores, guaranteed limits, or a package that starts with a paid EIN and ends with a stack of affiliate cards.

The practical sequence is dull on purpose: form the company, get a free EIN, keep the identity consistent, bank in the company’s name, request a D-U-N-S Number, open a few accounts that report, pay them on time, and read the files. That is how a company credit history is built. Everything else is marketing.

Frequently Asked Questions

How do you build business credit from zero?

Form a separate legal entity, get a free EIN from the IRS, keep the company’s name and address consistent, open a business bank account, request a D-U-N-S Number, and use vendors or lenders that report payments to the commercial bureaus. Pay on time.

Is an EIN enough to build business credit?

No. An EIN identifies the business to the IRS and is often required by banks and vendors. The IRS issues it free on IRS.gov. Credit history comes from reported tradelines and on-time payments, not from the number alone.

Does a D-U-N-S Number give me a business credit score?

No. A D-U-N-S Number is Dun & Bradstreet’s identifier for a business. You can request it from D&B, typically at no charge. A score, if one appears, is built from payment data reported to that file, not from having the number.

Will building business credit remove a personal guarantee?

Usually not, especially when the company is new. Lenders often still review the owner’s personal credit and may require a personal guarantee. A stronger company file can help later. It is not a promise that the personal side disappears.

Do all vendors report to business credit bureaus?

No. Many net-30 and supplier accounts never report. Ask which bureaus they report to, if any, before you count on an account to build the file. Paying a non-reporting vendor on time is good business. It does not create a tradeline.

Is there a required utilization rate for business credit?

No official rule says business credit must stay under a set percentage, including 30%. Some lenders look at how much of your available credit you use. Paying on time and avoiding maxed-out accounts matters more than chasing a viral number.

The Augusta rule is the common name for a special rental rule in Internal Revenue Code section 280A(g). If you use a dwelling unit as a residence during the year and you actually rent it for fewer than 15 days, the rent is not included in your federal gross income, and you also cannot deduct expenses that exist only because of that rental use. IRS Publication 527 (for use in preparing 2025 returns) and Topic no. 415 say the same thing in plainer English: don’t report the rent, and don’t treat it as a rental activity.

The nickname comes from homeowners in Augusta, Georgia, who have long rented their houses during the Masters Tournament. Founders now hear it as a way to rent a home to their own company for meetings. That second use is where people get sloppy. The statute can exclude the owner’s rental income. It does not, by itself, bless whatever rent a company pays its shareholder. This is education, not tax advice. Talk to a CPA before you move money between yourself and a company you own. I’m describing federal law. Your state may treat the income differently.

What IRC 280A(g) actually says

The code is short. If a dwelling unit is used during the year by the taxpayer as a residence, and it is actually rented for less than 15 days during that year, two things happen. First, no deduction is allowed because of the rental use of that dwelling. Second, the income from that use is not included in gross income under section 61.

Publication 527 puts it this way: if you use a dwelling unit as a home and you rent it less than 15 days during the year, “its primary function isn’t considered to be rental and it shouldn’t be reported on Schedule E.” You are not required to report the rental income or the rental expenses. Mortgage interest, property taxes and any qualified casualty loss are still reported the way they normally are, usually on Schedule A if you itemize. They do not become extra rental deductions just because you collected 14 days of rent.

A few words in that rule do real work. “Actually rented” means days the unit was rented, not days you left it listed and empty. “Used as a residence” is its own test: you generally use a dwelling as a home if personal use exceeds the greater of 14 days or 10% of the days it is rented at a fair rental price. For a house you live in most of the year, that test is usually easy. “Fair rental price,” in Publication 527, is generally what a person who isn’t related to you would be willing to pay, compared with similar property in your area, used for a similar purpose, of a similar size, condition, furnishings and location.

Fourteen days is the ceiling, not a rounding rule

Fewer than 15 days means 14 rental days can still qualify. A 15th rental day can take you out of section 280A(g) for the year. Then the usual rental rules apply: the income is reported, expenses have to be divided between rental and personal use, and the “used as a home” limits in Publication 527 come back into play. People lose the exclusion not because the 15th day is taxed by itself, but because the special rule stops applying to the whole year’s rental activity.

Count the days. Write them down. If you also rent the house to a traveler, a film shoot or a tournament guest, those days go on the same tally as any days you rent it to your company. The statute does not give you 14 days for the business and another 14 days for everyone else.

Renting your home to your own business

This is the version founders ask about, and it is a two-sided transaction. On the owner’s side, section 280A(g) can exclude qualifying rental income. On the company’s side, a rent deduction still has to be an ordinary, necessary and reasonable business expense under section 162. Related-party deals get extra scrutiny. A number that would look aggressive on a hotel invoice does not get a free pass because you wrote “Augusta rule” on the memo line.

Entity type matters. If you are a sole proprietor, you and the business are generally the same taxpayer. Paying “rent” to yourself is not a real rental between two parties, and you typically cannot deduct that payment as a Schedule C rent expense. The clean fact pattern, when this works at all, is a separate entity, often an S corporation or a C corporation, renting the shareholder’s residence for a documented business use, at a fair rental, for fewer than 15 days, with an actual payment from the company to the owner. If you are still deciding whether that entity even fits, start with S corp vs LLC.

The business use has to be real. A board meeting, an off-site planning day or a client event can be a legitimate reason to rent a house. A sticky note that says “weekly meeting” and a round number wired to your personal account, with no agenda, no attendees and no comparable rate, is how this goes badly. The company’s deduction can be cut even if the owner was counting on 280A(g) to keep the other side tax-free.

What the Tax Court did in Sinopoli

In Sinopoli v. Commissioner, T.C. Memo. 2023-105 (August 14, 2023), an S corporation, called Planet in the opinion, deducted $290,900 in rent that it claimed it paid to shareholder-owners over less than three years, allegedly for meetings held in their homes. The court found that the taxpayers had not substantiated meetings at the frequency they claimed, and that rent of $3,000 to $4,000 per meeting was not shown to be reasonable. It described the arrangement as looking like “a tax savings scheme to distribute Planet’s earnings to petitioners through purported rent payments, claim rent deductions, and exclude the rent from their gross income relying on section 280A(g).”

The court allowed $500 per substantiated meeting, which it called generous given that only small portions of the residences were used, and it allowed $6,000 of rent for 2015 (12 meetings times $500). That $500 figure is not a rate you should copy. It was what the court accepted on that record, after an IRS agent pointed to local meeting-space comparables. The lesson is the standard: related-party rent has to be proven, and it has to be reasonable, or the deduction gets cut.

The records that actually matter

If you and a CPA decide this fact pattern fits, the file should be boring and complete. A rental agreement that states the dates, the space being rented and the rate. Written comparables that match the use, not a luxury nightly rate for an event that used a dining room. Proof the company actually paid the owner. A log of rental days for the whole year, including any non-business rentals. Agendas, minutes or attendee notes that show a business purpose on the days you claim.

None of that is a substitute for the statutory day count. It is how you defend the company’s deduction and the claim that the rent was real. This is also the kind of year-end item that belongs in a conversation with your tax pro, not a December 30 wire. If you already review your entity and cash position before year-end, put it on the same list as the year-end tax moves every one-person business should make before December 31, and let a CPA tell you whether the days, the rate and the entity still work.

This is not the home office deduction

Section 280A also covers the business use of your home, which is a different set of tests, usually discussed as the home office deduction. That rule is about deducting a portion of home expenses for exclusive and regular business use. The Augusta rule is about excluding a short burst of rental income and forgoing rental-use deductions for those days. They are not interchangeable, and using both in the same year is something to walk through with a CPA, especially if the same rooms are involved. I walk through those exclusive-use and simplified-versus-actual tests in my guide to the home office deduction. Reimbursing documented office costs is a different transaction from charging rent; that belongs under an accountable plan for owner-employees, not the Augusta rule.

My honest take: the 14-day exclusion is real when you actually rent your residence for a short stretch and you stay under the day cap. Using it between you and your own company can be legitimate, and it can also be an expensive way to dress up a distribution. I would only do it with a CPA, a real business purpose, a market rate you can defend, and a day count you can prove. I would not do it as a sole proprietor hoping to deduct rent I paid to myself.

FAQ: Augusta rule

What is the Augusta rule?

It’s the common name for IRC section 280A(g). If you use a dwelling as a residence and actually rent it for fewer than 15 days in the year, the rent is excluded from federal gross income and rental-use deductions are not allowed.

How many days can you rent under the Augusta rule?

Fewer than 15 days during the tax year, which means 14 rental days can still qualify. A 15th rental day can take the year’s rental activity out of the special rule. All rental days count toward the cap, not just days rented to your business.

Can a sole proprietor use the Augusta rule to rent their home to themselves?

Generally no. A sole proprietor and the business are usually the same taxpayer, so “rent” paid to yourself is not a real rental and typically is not a deductible Schedule C expense. This is one reason to talk with a CPA about entity type.

Is rental income under the Augusta rule tax-free?

It can be excluded from federal gross income if you meet section 280A(g). That is not a guarantee, and state tax treatment can differ. The exclusion also does not automatically make the company’s rent payment fully deductible.

What happened in the Sinopoli Tax Court case?

In Sinopoli v. Commissioner, T.C. Memo. 2023-105, the court allowed only $500 per substantiated meeting and $6,000 of rent for 2015, after an S corporation deducted $290,900 in related-party home-meeting rent over less than three years.

Is the Augusta rule the same as the home office deduction?

No. The Augusta rule can exclude short-term rental income under 280A(g). The home office deduction is a different 280A rule for exclusive and regular business use of part of your home.