1099 season, for landlords and contractors
1099s for landlords and contractors, done before February 1
If you paid a plumber, a handyman, a cleaner or a subcontractor this year, you may owe them a 1099. For 2026 payments the threshold rose from $600 to $2,000. We sort out who gets one, collect the W-9s, and file.
The 2026 rules
- $2,000 threshold: for payments made in 2026, Forms 1099-NEC and 1099-MISC are required at $2,000 or more to one payee, up from $600. (IRS)
- Landlords: if your rentals are a trade or business, payments to repair people, cleaners, property managers and other service providers count. Card and app payments are generally reported by the processor, not you.
- Contractors: payments to subcontractors for labor go on a 1099-NEC. Get a W-9 before you pay; without a taxpayer ID, backup withholding applies.
- Deadlines: 1099-NEC to the IRS and the worker by February 1, 2027. 1099-MISC to the recipient by February 1, and to the IRS by March 1 on paper or March 31 electronically.
- E-filing: required if you file 10 or more information returns in total.
What we do
- Go through your 2026 payments by payee and payment method
- Mark who needs a 1099 under the $2,000 rule, and who doesn't
- Request missing W-9s now, before the January rush
- Prepare every 1099-NEC and 1099-MISC for your review
- E-file with the IRS and send copies to each payee
- Hand your accountant a list for your Schedule E or C
A flat fee per return, quoted before we start. Works for one rental or fifty, and for any trade.
Year-end books cleanup · 1099 preparation
Questions
Do landlords have to send 1099s?
If your rental activity is a trade or business, yes, for payees you paid $2,000 or more in 2026 for services or rents. Your accountant confirms whether your rentals count.
I paid my handyman $1,800 in 2026. Do I need a 1099?
Not under the new $2,000 threshold for 2026 payments. Keep the W-9 and records anyway.
When are 1099s due for 2026?
February 1, 2027 for the 1099-NEC and for recipient copies of the 1099-MISC. The 1099-MISC goes to the IRS by March 1 on paper or March 31 electronically.
Do I send a 1099 if I paid by card or Venmo for business?
Generally no. The card company or payment app reports those payments on its own form.