For your convenience; the following EXCEL spreadsheets are provided to assist in recording the income and expenses on your rental property(ies) and the preparation of your annual US Income Tax Return(s).
IMPORTANT:- Please select the appropriate file below and then select SAVE (not OPEN) to save the file to your LOCAL computer. You will then be able to input your information into the Spreadsheet & Questionnaire. Should you have any questions on this procedure, please contact our office.
Tax Year 2013 - January 1st - December 31st 2013
Use this Excel file if you wish to enter your MONTHLY income and expense figures - the amounts entered on the Income/Expense tab automatically total and load to page two of our 2013 questionnaire on the Questionnaire tab.
Tax Year 2012 - January 1st - December 31st 2012
Use this Excel file if you wish to enter your MONTHLY income and expense figures - the amounts entered on the Income/Expense tab automatically total and load to page two of our 2012 questionnaire on the Questionnaire tab.
Use this Excel file if you wish to simply enter the TOTALS of your income and expenses for 2012.
Use this file if you wish to simply enter the TOTALS of your income and expenses for 2012 and do not have Microsoft Excel installed on your computer.
Please do not use questionnaires provided in prior tax years.
Instructions for 2012 Questionnaire
Page one requests general contact information and details of trips to and from the US during the period January 1st to December 31st 2012. It also reflects the questions now required to be answered on page five of the Non-Resident US Income Tax Return regarding residency and citizenship etc.
Page two should be completed for EACH property that you owned and rented during the period January 1st to December 31st 2012. Please enter your income and expenditure for each rental property in the relevant sections.
Receipts & Record-keeping - please provide COPIES of receipts for major additions, improvements & upgrades (individual items of greater than $500 value). Please note; if your management company purchased items on your behalf then the management company statement is effectively your receipt. We do not require any other supporting documentation although you must retain proof of the expenditure that you claim should the IRS request evidence. We strongly recommend that you retain copies of ALL tax returns and supporting documentation for a period of seven years AFTER the sale of your US property should the IRS audit your account.
CHANGE OR ADDITION TO PROPERTY (IES)
If you purchased additional properties in the United States, or refinanced the loan on your existing property during the tax year, please provide details of the purchase/refinance along with copies of the closing statement, mortgage documents (where appropriate) and furniture package purchase price.
If you sold a property during the tax year and our firm did not prepare form 8288-B "Application for Exemption from Withholding" for you, please also provide a copy of the final closing statement along with details of any withholding tax submitted to the IRS on form 8288-A.
FIRPTA Withholding ...
US Tax law requires that a non-resident alien who sells an interest in US real property is subject to withholding, for tax purposes, of 10% of the gross sales price. The withheld amount is required to be forwarded to the IRS, by the closing agent (normally a title company or attorney), within 20 days of the date of closing. These funds are held until the IRS is satisfied that all taxes due by the non-resident are paid.
In order to apply for an early refund of cleared withholding the FIRPTA application must be submitted to IRS prior to the closing. Recent changes in IRS procedures require a non-resident seller to prove that, where they originally purchased from a non-resident, FIRPTA was dealt with at the time of purchase. If the seller is unable to provide proof, then the 10% withholding must be submitted to IRS within 20 days of closing.
If you are considering selling or have listed your US property and have not dealt with FIRPTA Withholding, please contact our office for assistance.