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10 consejos de impuestos para alquileres vacacionales por Airbnb, HomeAway y VRBO

Written by a TurboTax Expert • Reviewed by Miguel Burgos, CPAUpdated for Tax Year 2023 • December 4, 2023 11:48 AM
OVERVIEW

A raíz de la creciente popularidad de Airbnb y otros mercados de alquileres vacacionales, cada vez más personas alquilan sus viviendas y descubren una nueva serie de cuestiones tributarias que eso trae aparejado. Si ofreces tu vivienda, o una habitación de tu vivienda, como lugar de alquiler a corto plazo a través de servicios como HomeAway, VRBO o FlipKey, entre muchos otros, minimizas el impuesto sobre esos ingresos (y a veces lo eliminas por completo) si sigues algunos de estos consejos útiles sobre impuestos.

 

Family running on the beach

Puntos clave

  • Bajo la regla de los 14 días, no tienes que reportar ingresos de alquiler a corto plazo, siempre y cuando alquiles la propiedad (o habitación) durante no más de 14 días durante el año.

  • Incluso si cumples la regla de los catorce días, empresas como Airbnb, HomeAway, o VRBO pudieran reportar ingresos de alquiler a corto plazo al IRS en el Formulario 1099-K. Puedes incluirlo como ingreso adicional en tu declaración de impuestos, y luego restarlo como un ajuste al ingreso, incluyendo una nota explicando que este califica para la excepción de los 14 días.

  • Si alquilas durante menos del periodo de la excepción de 14 días, detalla los días precisos para que puedas calcular con exactitud los gastos personales y de negocio.

  • Puedes deducir todos los gastos “ordinarios y necesarios” a fin de operar tu negocio de alquiler, incluyendo gastos por servicio a los huéspedes, a menos que utilices la regla de los 14 días. En este caso, debido a que el ingreso no tiene que ser reportado, tampoco se puede deducir el gasto.

1. Aprende sobre la regla de los 14 días

Las leyes sobre impuestos están llenas de excepciones, pero la regla de los 14 días (a la que a veces llaman la "excepción del Masters" por su popularidad en Georgia durante el torneo Masters anual de golf) es la más importante para cualquiera que considere alquilar una vivienda vacacional. De acuerdo con esta regla, no reportas ningún ingreso por alquileres que hayas obtenido por un alquiler a corto plazo, siempre que cumplas los siguientes requisitos:

  • alquilas la propiedad durante no más de 14 días durante el año Y
  • usas tú mismo la vivienda vacacional durante al menos 14 días al año.

Si cumples los requisitos de la regla de los 14 días, no tienes que reportar los ingresos en tu declaración de impuestos y no deduces ningún gasto como gasto de alquiler.

Alice Chan, residente de Portland, gana ingresos extra alquilando su vivienda vacacional en la costa de Oregón varias veces al año. En estos días, Alice cuida de mantener el tiempo total de alquiler por debajo de los 14 días (una táctica que recomienda a otras personas).

"El primer año, tuve huéspedes que pasaron dos estadías de una semana, más 10 días durante Navidad", cuenta Chan. "Terminé pagando un montón de impuestos e invirtiendo muchísimo tiempo en intentar averiguar mis deducciones de impuestos y lidiar con mis finanzas. Ahora, me apego al límite de 14 días".

2. Aprende sobre las excepciones para habitaciones

Si solo alquilas una habitación de tu casa, la regla de los 14 días se aplica de la misma manera que si alquilas la casa entera. Si lo haces por 14 días o menos, no tienes ni siquiera que reportar los ingresos en tu declaración de impuestos, pero no puedes tomar tampoco ninguna deducción de gastos de alquiler.

3. No entres en pánico si recibes una carta del IRS

La regla es simple: no tienes que reportar ingresos por alquileres si te mantienes dentro de la regla de los 14 días. Sin embargo, debido a las leyes de presentación de reportes, las empresas como Airbnb, HomeAway y VRBO podrían reportar al IRS todos los ingresos que recibas por alquileres a corto plazo incluso si el alquiler es por un periodo inferior a dos semanas. Si es así, estos ingresos probablemente se reflejen en un Formulario 1099-K.

En ese caso, y si no incluyes los ingresos en tu declaración de impuestos, es posible que recibas una carta del IRS. No te preocupes. Simplemente tendrás que probar que los ingresos califican para la excepción de los 14 días.

4. Lleva registros exactos de los periodos de alquiler

Las cuestiones tributarias con respecto a tu alquiler vacacional a corto plazo te resultarán mucho más sencillas si lo tratas como un negocio desde el comienzo y llevas registros precisos.

Si alquilas tu lugar por dos semanas o menos, da seguimiento cuidadosamente tanto a los días de alquiler como a los que uses la residencia para ti. Si alquilas la vivienda por un periodo superior al de la excepción de los 14 días, detalla las fechas de forma precisa para que puedas dividir correctamente los gastos personales y los gastos comerciales, como los intereses hipotecarios.

5. Documenta todos los gastos comerciales

Tienes derecho a deducir todos los gastos "ordinarios y necesarios" para operar tu negocio de alquiler. Al igual que la opción de "BnB" de Airbnb, piensa en tu alquiler como uno de tipo "bed-and-breakfast" (alojamiento y desayuno). Si compras nuevas toallas para tus huéspedes, repintas la habitación de huéspedes o dejas una botella de vino sobre la mesa para los huéspedes entrantes, puedes deducir esos gastos de tus ingresos por alquileres.

Si llevas registros claros y contabilizas por escrito todo el dinero que inviertes en el negocio, no tendrás que revisar los estados de cuenta de las tarjetas de crédito para presentar las pruebas correspondientes ante el IRS.

Nota de TurboTax: 

Asegúrate de presentar tu Formulario W-9 a tu compañía de alquileres a corto plazo, de lo contrario, se les requiere que retengan el 28 % de tu ingreso de alquiler durante todo el año. En la mayoría de los casos, tus impuestos sobre los ingresos de alquiler serán menos de 28 %.

6. Distribuye los intereses hipotecarios e impuestos si solo alquilas una habitación

Si alquilas una habitación, en lugar de la casa entera, durante más de 14 días, incluyes los ingresos en tu declaración de impuestos y puedes reclamar gastos comerciales. Sin embargo, no puedes deducir el 100 % de los gastos, como intereses hipotecarios e impuestos sobre bienes raíces, si alquilas el 100 % de la casa. Debes prorratear entre el uso comercial y el uso personal de la vivienda.

7. Completa el número de identificación del contribuyente del Formulario W-9

Airbnb, HomeAway, VRBO, FlipKey y empresas similares deben retener el 28 % de tus ingresos por alquileres si no les proporcionas un Formulario W-9. En la mayoría de los casos, el impuesto sobre tus ingresos por alquileres será inferior al 28 %.

No hay motivo para dejar que las agencias de impuestos retengan el pago en exceso todo el año, así que presenta ese Formulario W-9. Una vez que lo hagas, la empresa de alquiler podrá dejar de retener el porcentaje de tus ingresos, lo que te dará acceso inmediato a la máxima cantidad de ingresos por alquileres.

8. Deduce las tarifas por servicio

Airbnb, FlipKey y otras empresas de alquiler a corto plazo suelen cobrar una tarifa porcentual (denominada tarifa por servicio) que se deduce del alquiler que pagan los huéspedes. Si estas empresas les envían a ti y al IRS un Formulario 1099 que refleje tus ganancias por alquiler de vivienda durante el año, el formulario incluirá la cantidad en concepto de tarifas por servicio.

Si alquilaste tu vivienda o apartamento durante más de 14 días en el año, puedes (y deberías) deducir esa tarifa de los ingresos por alquileres que hayas reportado. Dado que el 100 % de la tarifa se relacionó directamente con el uso para alquiler de la propiedad, puedes deducir la cantidad total pagada.

9. Obtén información sobre los impuestos de ocupación aplicables

Algunos gobiernos estatales y locales imponen impuestos de ocupación sobre los alquileres a corto plazo. Estos varían ampliamente de una jurisdicción a otra, ya sea desde el nombre del impuesto (impuesto hotelero en algunos estados, impuesto de hospedaje temporal en otros) hasta las tasas y reglas.

En muchos casos, el anfitrión debe recaudar el impuesto de ocupación directamente a los arrendatarios y enviar el dinero a la agencia de impuestos, pero algunas empresas como Airbnb recaudan y envían los impuestos en ciertas ciudades y estados.

10. Paga impuestos sobre el trabajo por cuenta propia

Si alquilas tu vivienda, haces reservaciones y ofreces servicios como café o desayuno, el IRS podría tratarte como trabajador por cuenta propia en el negocio de alquileres vacacionales.

Si eres trabajador por cuenta propia, tienes que pagar impuestos sobre el trabajo por cuenta propia e impuestos sobre los ingresos. Los impuestos sobre el trabajo por cuenta propia cubren las contribuciones al Seguro Social y a Medicare por los ingresos que obtengas al trabajar de manera independiente.

Para entender mejor las deducciones de impuestos, prueba nuestra Calculadora de deducciones de impuestos para Airbnb.

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  • TurboTax Online Business Products: For TurboTax Live Assisted Business and TurboTax Full Service Business, we currently don’t support the following tax situations: C-Corps (Form 1120-C), Trust/Estates (Form 1041), Multiple state filings, Tax Exempt Entities/Non-Profits, Entities electing to be treated as a C-Corp, Schedule C Sole proprietorship, Payroll, Sales tax, Quarterly filings, and Foreign Income. TurboTax Live Assisted Business is currently available only in AK, AZ, CA, CO, FL, GA, IL, MI, MO, NC, NV, NY, OH, PA, SD, TX, UT, VA, WA, and WY.

  • Audit Defense: Audit Defense is a third-party add-on service provided, for a fee, by TaxResources, Inc., dba Tax Audit. See Membership Agreements at https://turbotax.intuit.com/corp/softwarelicense/ for service terms and conditions. 

TURBOTAX DESKTOP GUARANTEES

TurboTax Desktop Individual Returns:

  • 100% Accurate Calculations Guarantee – Individual Returns: If you pay an IRS or state penalty or interest because of a TurboTax calculation error, we’ll pay you the penalty and interest. Excludes payment plans. This guarantee is good for the lifetime of your personal, individual tax return, which Intuit defines as seven years from the date you filed it with TurboTax Desktop. Excludes TurboTax Desktop Business returns. Additional terms and limitations apply. See License Agreement for details.

  • Maximum Refund Guarantee / Maximum Tax Savings Guarantee - or Your Money Back – Individual Returns: If you get a larger refund or smaller tax due from another tax preparation method by filing an amended return, we'll refund the applicable TurboTax federal and/or state software license purchase price you paid. This guarantee is good for the lifetime of your personal, individual tax return, which Intuit defines as seven years from the date you filed it with TurboTax Desktop. Excludes TurboTax Desktop Business returns. Additional terms and limitations apply. See License Agreement for details.

  • Audit Support Guarantee – Individual Returns: If you receive an audit letter from the IRS or State Department of Revenue based on your 2023 TurboTax individual tax return, we will provide one-on-one question-and-answer support with a tax professional, if requested through our Audit Report Center, for audited individual returns filed with TurboTax Desktop for the current 2023 tax year and, for individual, non-business returns, for the past two tax years (2021, 2022). Audit support is informational only. We will not represent you before the IRS or state tax authority or provide legal advice. If we are not able to connect you to one of our tax professionals, we will refund the applicable TurboTax federal and/or state license purchase price you paid. This guarantee is good for the lifetime of your personal, individual tax return, which Intuit defines as seven years from the date you filed it with TurboTax Desktop. Excludes TurboTax Desktop Business returns. Additional terms and limitations apply. See License Agreement for details.

  • Satisfaction Guarantee/ 60-Day Money Back Guarantee: If you're not completely satisfied with TurboTax Desktop, go to refundrequest.intuit.com within 60 days of purchase and follow the process listed to submit a refund request. You must return this product using your license code or order number and dated receipt.

TurboTax Desktop Business Returns:

  • 100% Accurate Calculations Guarantee – Business Returns: If you pay an IRS or state penalty or interest because of a TurboTax calculation error, we’ll pay you the penalty and interest. Excludes payment plans. You are responsible for paying any additional tax liability you may owe. Additional terms and limitations apply. See License Agreement for details.

  • Maximum Tax Savings Guarantee – Business Returns: If you get a smaller tax due (or larger business tax refund) from another tax preparation method using the same data, TurboTax will refund the applicable TurboTax Business Desktop license purchase price you paid. Additional terms and limitations apply. See License Agreement for details.

  • Satisfaction Guarantee/ 60-Day Money Back Guarantee: If you're not completely satisfied with TurboTax Desktop, go to refundrequest.intuit.com within 60 days of purchase and follow the process listed to submit a refund request. You must return this product using your license code or order number and dated receipt.

TURBOTAX DESKTOP

  • Installation Requirements: Product download, installation and activation requires an Intuit Account and internet connection. Product limited to one account per license code. You must accept the TurboTax License Agreement to use this product. Not for use by paid preparers.

  • TurboTax Desktop Products: Price includes tax preparation and printing of federal tax returns and free federal e-file of up to 5 federal tax returns. Additional fees may apply for e-filing state returns. E-file fees may not apply in certain states, check here for details. Savings and price comparison based on anticipated price increase. Software updates and optional online features require internet connectivity.

  • Fastest Refund Possible: Fastest federal tax refund with e-file and direct deposit; tax refund time frames will vary. The IRS issues more than 9 out of 10 refunds in less than 21 days.

  • Average Refund Amount: Sum of $3140 is the average refund American taxpayers received based upon IRS data date ending 02/17/23 and may not reflect actual refund amount received.

  • TurboTax Product Support: Customer service and product support hours and options vary by time of year.

  • #1 Best Selling Tax Software: Based on aggregated sales data for all tax year 2022 TurboTax products.

  • Deduct From Your Federal or State Refund (if applicable): A $40 Refund Processing Service fee may apply to this payment method. Prices are subject to change without notice.

  • Data Import: Imports financial data from participating companies; Requires Intuit Account. Quicken and QuickBooks import not available with TurboTax installed on a Mac. Imports from Quicken (2021 and higher) and QuickBooks Desktop (2021 and higher); both Windows only. Quicken import not available for TurboTax Desktop Business. Quicken products provided by Quicken Inc., Quicken import subject to change.

  • Audit Defense: Audit Defense is a third-party add-on service provided, for a fee, by TaxResources, Inc., dba Tax Audit. See Membership Agreements at https://turbotax.intuit.com/corp/softwarelicense/ for service terms and conditions.

All features, services, support, prices, offers, terms and conditions are subject to change without notice.

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