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Help! Contractors Refusing to Fill W-9 Forms for My Rental Property Business

I recently inherited several rental properties from my father that are held in an S-corp. I've been managing them for about 8 months after he became unexpectedly ill. Still learning the ropes, but one thing I discovered is that I need to collect W-9 forms from contractors doing work on the properties. Most contractors have been fine with providing W-9s, but I'm having major issues with two who've done the most expensive work - a roofer (paid around $33K) and a painter (paid about $21K). One won't return my calls anymore, and the other says he'll give me the W-9 but will never work for me again. They're claiming they "don't work for businesses" and would have never taken the jobs if they'd known I was operating as a business. This seems bizarre since I paid them with business checks each time! They should have known. The worst part is they're insisting that if I file 1099s for the full amounts paid, they'll have to pay "extra taxes." They want me to only report their labor costs, not materials or employee wages (basically just their profit). I know this is completely wrong, but they keep saying their accountant told them this. I have a great CPA, but I wanted to get some feedback on this situation. These contractors are related to each other, which explains the identical responses. I'm a woman in my late 20s dealing with men in their 50s, so I think there's some bias happening here too. I know I'm legally required to file 1099s for the full amount paid regardless of whether they provide W-9s or not. What should I do in this situation?

Aria Khan

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My brother is a contractor and I can tell you exactly what's happening here. They're probably reporting much less income than they actually make, and 1099s make that harder to do. That's why they're pushing back so hard. Send a final written notice (certified mail) stating that you'll be filing the 1099s for the full amount as legally required, whether or not they provide W-9s. Include IRS Form W-9 and a prepaid return envelope. State clearly that failure to provide the information may result in them being subject to backup withholding on future payments. Keep copies of everything. If they still don't provide the W-9s, file the 1099s with whatever information you have (name, address, etc.) and indicate they refused to provide their taxpayer ID. The IRS will handle it from there.

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Gabriel Ruiz

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Thank you for this insight! This makes so much sense. I sent certified letters yesterday with the W-9 forms and return envelopes. I made it clear that I'll be filing the 1099s regardless. I'm documenting everything carefully. It's frustrating because they did good work, but I can't jeopardize my business by failing to comply with tax laws. I appreciate everyone's advice!

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Aria Khan

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You're doing exactly the right thing. Document everything and proceed with filing. The IRS understands that some contractors try to avoid providing this information. As long as you can show you made proper attempts to collect it, you've fulfilled your obligation. The contractors will likely get notices from the IRS requesting verification of the income. That's their problem to deal with, not yours. Stick to your guns - you're in the right here.

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Wait, I'm confused about something - I have a rental property and pay people for repairs all the time. Am I supposed to be collecting W-9s from everyone? Like even the guy who mows the lawn for $50 a week? This is the first I'm hearing about this requirement...

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You need to issue 1099s (and therefore collect W-9s) from non-incorporated contractors who you pay $600 or more in a calendar year. So if your lawn guy is getting $50/week and you've paid him more than $600 total for the year, yes, you should get a W-9 from him and issue a 1099. However, you don't need to issue 1099s to corporations (with some exceptions like attorneys) or for personal payments not related to your business. Since rental properties are considered a business activity, services related to them typically require 1099 reporting when over the threshold.

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Oh crap, I haven't been doing this at all. So all the repair people, the cleaning service, lawn maintenance - if they hit $600 in a year, they need 1099s? What happens if I haven't been filing these for previous years?

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Miguel Diaz

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9 Tax preparer here. Just to add some clarity: The "under $600" confusion is one of the most common issues I see with clients. The $600 threshold only determines whether the PAYER must issue a 1099 form. It has absolutely nothing to do with whether YOU must report the income. All income from any source is legally required to be reported on your tax return, even if it's $5. The IRS computer matching system will catch discrepancies between what's reported by others using your SSN and what you report on your return, regardless of amount.

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Miguel Diaz

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17 But realistically, would the IRS really come after someone for not reporting a tiny amount like $50 or $100? I mean, they must have bigger fish to fry, right?

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Miguel Diaz

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9 While the IRS certainly focuses more resources on larger discrepancies, their automated matching system doesn't discriminate based on amount. I've had clients receive notices for discrepancies as small as $83. The issue isn't that they're "coming after you" for small amounts - it's that their system automatically flags mismatches. Once flagged, it can trigger notices, potential penalties, and interest on the unpaid tax. The headache of dealing with IRS correspondence typically far outweighs the small amount of tax you might owe on minor income. Plus, establishing a pattern of accurate reporting helps if you're ever selected for audit for other reasons. Better to report everything properly than risk complications over small amounts.

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Miguel Diaz

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4 Does anyone know if this applies to stuff sold on Facebook Marketplace too? I sold some old furniture and made maybe $400 total last year. No 1099 forms or anything, just cash and Venmo. Do I seriously need to report that??

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Miguel Diaz

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10 If you sold personal items for less than you originally paid for them (like used furniture), that's not considered taxable income - it's actually a personal loss. You only need to report income from selling things if you made a profit compared to what you originally paid. For example, if you bought a couch for $800 and sold it used for $300, that's not taxable income because you sold at a loss. But if you bought items specifically to resell them at a higher price, that would be taxable no matter the amount.

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That's a relief! I was worried I'd have to track down receipts from years ago. Most of what I sold was definitely at a loss - old couch, dining table, stuff like that. Thanks for clarifying the difference between personal items and actual business sales!

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Nathan Dell

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lmao good luck understanding that mess. I stared at mine for hours and gave up 🤮

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Maya Jackson

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taxr.ai my friend. Best dollar I ever spent no cap

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Look for these key codes on your transcript: 150 means they received your return, 570 is a hold (could be for review or missing info), and 846 is the golden one - that's your DDD! The date next to 846 is when your refund gets deposited. If you only see 570 with no 971 notice code, it might just be a routine review. Check back in a few days - transcripts usually update overnight between Tuesday-Friday.

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This is super helpful! I'm also waiting on my refund and was totally lost with all those codes. Quick question - if I see a 971 code, what does that usually mean? And do you know if there's a typical timeframe for how long routine reviews take?

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Paolo Rizzo

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Everyone's talking about the tax benefits, but don't forget about stimulus checks or recovery rebates! If there's another round of those in 2025 for the 2024 tax year (you never know!), having extra dependents could mean more stimulus money. During the last rounds, it was an extra $1400-$1600 per dependent. This is separate from the regular tax benefits and something to consider if you legitimately qualify to claim them. Just make sure you're eligible first - as others said, the living situation makes this complicated.

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Kyle Wallace

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The key thing everyone's missing here is that your mom not filing taxes doesn't automatically make you eligible to claim your brothers. The IRS looks at who actually has the right to claim them based on the dependency tests, not who chooses to file. Since your brothers don't live with you, you'd need to meet the "qualifying relative" test, which means providing more than 50% of their total support AND they can't be claimed by anyone else who has a stronger claim (like your mom). Even if your mom doesn't file, she still technically has the stronger claim as their parent and primary caregiver. Your $800-1000 monthly support might be substantial, but you'd need to prove it covers more than half of ALL their expenses - housing, food, medical, clothing, education, etc. The IRS will want detailed records showing exactly what your money paid for. My advice: before doing anything, calculate the total cost of supporting your brothers for the year (including the value of housing your mom provides) and see if your contributions truly exceed 50%. If not, you don't qualify regardless of whether your mom files. If yes, get Form 8332 signed by your mom and keep meticulous records of every expense your money covers. Given the audit risk mentioned by others, this might be a situation where paying a tax professional for guidance upfront is worth it to avoid potential penalties later.

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AstroExplorer

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This is really helpful advice! I'm wondering though - when calculating that 50% support test, how do you put a dollar value on things like housing that mom provides? Like if she's living in a rental that costs $1200/month and the boys share a room, is that $600/month toward their support? And what about her time as caregiver - does that count as support she's providing? The IRS guidance I've seen online is pretty vague about how to calculate these indirect costs.

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Another tip - when you submit multiple Form 8889s, write "HSA 1 of 3", "HSA 2 of 3", and "HSA 3 of 3" at the top of each form. This helps the IRS understand that you're submitting multiple forms intentionally and they're all part of the same tax filing. I had a similar situation and this simple labeling prevented confusion. The IRS agent I spoke with specifically recommended this approach!

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Great suggestion, thanks! I'll definitely do this with my forms. Do you also need to include any kind of summary or explanation letter with the forms, or is just labeling them enough?

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Luca Russo

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Just labeling the forms is usually sufficient! I didn't include any additional explanation letter when I submitted my multiple HSA forms, and the IRS processed them without any issues. The numbering system (like "HSA 1 of 3") makes it clear that you're intentionally filing multiple forms for the same tax year. However, if your situation is particularly complex or if you're responding to a specific IRS notice, you might want to include a brief cover letter explaining that you're filing separate Form 8889s for each HSA account. But for most cases, the labeling alone should do the trick. The key is making sure each form is complete and accurate for its specific HSA, with the correct distributions and qualified medical expenses allocated appropriately across all forms.

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StarSeeker

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This is exactly the kind of practical advice I was looking for! I'm dealing with my first multiple HSA situation and was overthinking it. The labeling system makes so much sense - I can see how that would prevent the IRS from thinking I made duplicate filings by mistake. One follow-up question - when you say "qualified medical expenses allocated appropriately," do you mean I need to match specific expenses to specific HSA distributions, or can I just make sure the totals work out across all forms? Like if I used my Fidelity HSA for a dental bill but my Health Equity HSA for prescriptions, does it matter which expenses I report on which form as long as everything adds up correctly?

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