Who must file Form 1120-REIT?

A corporation that meets REIT qualification rules must file Form 1120-REIT to report taxable income and claim the dividends paid deduction. If you qualify as a REIT for 2018, use this form instead of a regular Form 1120.

Can the return be e-signed?

Electronic signatures are generally accepted under the ESIGN Act (15 U.S.C. §7001) and UETA where adopted; ensure the signature method demonstrates intent, attribution, and retention.

What if the EIN or name is wrong?

Mismatched EIN or legal name can lead to IRS processing delays and potential backup withholding; correct the entity information before filing to avoid correspondence and penalties.

How long should I keep supporting records?

Retain tax returns and supporting documents at least three years from filing under IRC §6501(a), longer if statute of limitations or fraud issues apply, or if state rules require it.

What happens if I miss the deadline?

Late filing may result in penalties and interest on unpaid tax; file Form 7004 timely to obtain a filing extension but note extension to file is not an extension to pay.

When should I consult counsel or a CPA?

Engage tax counsel or a CPA for complex transactions, related-party allocation, or when election/timing issues affect REIT qualification or sizable tax positions.

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Tax
2018 Form 1120 REIT US Income Tax Return for Real Estate Investment Trusts

2018 Form 1120 REIT US Income Tax Return for Real Estate Investment Trusts

This template is fully customizable. Edit the text, fill out the fields, and send it for signature. Give it a try!

What the 2018 Form 1120-REIT is and when it’s used

The 2018 Form 1120 REIT US Income Tax Return for Real Estate Investment Trusts is the IRS corporate return used by entities qualifying as REITs to report taxable income, allowable deductions, distributions to shareholders, and tax liability for the 2018 tax year. It follows the same filing structure as Form 1120 but includes REIT-specific lines and schedules for dividends paid deduction, qualifying income tests, and capital gains. Filing accurately establishes REIT tax status and supports investor reporting and information returns, while providing the basis for any federal tax due or refund for that taxable year.

Why completing the 2018 Form 1120-REIT correctly matters

Accurate completion documents federal taxable income, documents compliance with REIT qualification rules, and preserves dividend-paid deductions that reduce corporate tax. Correct reporting minimizes penalty exposure and provides clear support for shareholder distributions and Form 1099/1099-DIV reporting.

Who typically prepares or signs a 2018 Form 1120-REIT

Typical preparers, reviewers, and recipients involved with a REIT tax return.

Corporate tax department or CFO preparing figures and signing the return for the REIT
External CPA or tax firm performing return preparation, review, and tax computations
General counsel or corporate secretary retaining copies for investor disclosure and recordkeeping

Different parties may own discrete responsibilities: financials, tax computation, and signature authority.

Core parts of a professional 2018 Form 1120-REIT submission

A complete Form 1120-REIT package includes identification, income and deduction schedules, REIT-specific schedules, tax computation, attachments for special items, and signatures with preparer information.

Identification

REIT legal name, EIN, address, and tax year must match corporate records and IRS database entries to avoid mismatches.

Income Reporting

Report gross rents, interest, dividends, gain on sales, and other income lines that determine REIT taxable income and qualification tests.

Deductions

Include operating expenses, depreciation, amortization, interest allowable against income, and other ordinary and necessary deductions.

Dividends Paid Deduction

Calculate and support the dividends-paid deduction to reduce taxable income, including timing and related adjustments.

Schedules & Attachments

Attach Schedules A/B or any required statements for portfolio sales, capital gains, and related-party transactions.

Signature & Preparer

An officer must sign and date; include the paid preparer section with PTIN, firm name, and address if used.

Essential data elements required on the form

Employer ID: EIN required

Tax Year: Taxable year dates

Entity Name: Legal REIT name

Principal Address: Complete mailing address

Total Income: Gross receipts/total income

Deductions: Total allowable deductions

Step-by-step: completing and filing the 2018 Form 1120-REIT

Follow these core steps to prepare, review, and file the REIT return accurately.

01

Assemble Records: Gather financial statements, schedules, and shareholder distribution records.
02

Complete Form: Populate identification, income, deductions, and REIT-specific lines.
03

Review & Reconcile: Have tax and finance review for consistency and reconciliation.
04

File & Retain: E-file or mail return and retain copies per retention rules.

Online configuration for completing and submitting the return

Key digital settings make e-filing and e-signature workflows auditable and repeatable.

Field	Configuration
Authentication	Use at least email plus SMS code when available
Templates	Create a reusable template for header and schedules
Bulk Filing	Enable bulk send for multiple entity returns if supported
Audit Trail	Capture IP, timestamp, and signer details for each signature

Where to file or send the completed 2018 Form 1120-REIT

The return can be transmitted electronically to the IRS or mailed to the designated IRS service center depending on your filing choice.

Electronic Filing: Transmit via IRS-authorized e-file provider for faster acknowledgment
Paper Mailing: Mail to the IRS service center address for corporate returns
State Returns: File separate state corporate or franchise tax returns where required
Shareholder Reporting: Provide supporting investor schedules and 1099-DIV copies as applicable

Distribution and eSubmission considerations for digital filing

Choose tools that preserve digital audit trails, accept PDF/DOCX, and support signer authentication options.

File Formats: PDF, DOCX, and Excel supported
Integrations: Connectors for NetSuite, Salesforce, and Google Workspace
Auth Options: Email, SMS, and stronger verification

Maintain secure storage with encryption at rest and in transit, ensure audit trails are retained, and verify integration settings prior to large batches.

Key deadlines and processing expectations for the 2018 return

Deadlines depend on the REIT’s tax year; use these common deadlines to plan preparation and submission.

Regular Filing Deadline:

15th day of the fourth month after year end (April 15 for calendar-year REITs)

Extension Filing:

File Form 7004 to request a six-month extension to file the return

Processing Time:

E-file acknowledgments are typically faster; paper returns take longer to process

Shareholder Reporting:

Provide investor statements in time for information return filing deadlines

Late Payment Consequence:

Unpaid tax accrues interest and possible late payment penalties

Common mistakes to avoid when preparing Form 1120-REIT

Using an incorrect EIN or corporate name that does not match IRS records, which can delay processing and trigger backup withholding or correspondence
Misreporting the dividends paid deduction by failing to document distribution dates, leading to disallowed deductions and subsequent adjustments
Omitting required schedules for capital gains or related-party transactions, which undermines the return’s completeness and increases audit risk
Simple arithmetic and transposition errors between financial statements and tax schedules that cause reconciliation problems and IRS notices

Penalties and legal risks associated with incorrect returns

Late Filing Penalty: Penalties may apply

Late Payment Interest: Interest accrues on unpaid tax

Information Return Penalties: IRC §6721 penalties possible

Intentional Disregard: Higher per-form penalties apply

Backup Withholding: 24% triggered by incorrect TIN

Accuracy-Related: Accuracy penalties where understatements occur

eSignature vendor pricing snapshot for tax form workflows

Compare common vendor pricing and core features relevant to signing and distributing tax returns and supporting schedules.

	signNow	DocuSign	Adobe Sign	PandaDoc	HelloSign
Starting Price	$8/user/mo	$15/user/mo	$14/user/mo	$19/user/mo	$15/user/mo
Free Trial	7-day free trial	No	No	Yes, limited	Yes, limited
Bulk Send	Yes	Yes	Yes	Yes	No
Audit Trail	Yes	Yes	Yes	Yes	Yes
HIPAA Compliant	Yes	Yes	Yes	No	No

Practical examples of completing common 1120-REIT items

Two concise examples illustrate typical entries and documentation practices used in REIT returns.

Investor Distribution Example

A calendar-year REIT documents dividend dates and amounts for the dividends-paid deduction

Reconcile distribution ledger to bank records
Maintain signed shareholder schedules and board minutes to substantiate timing and amounts in case of an IRS inquiry.

Property Sale Reporting

Report gain on sale and allocate to capital gains lines

Provide closing statements and 1099-S where required
Attach computation schedules showing basis, selling expenses, depreciation recapture, and shareholder allocation if necessary.

Frequently asked questions about the 2018 Form 1120-REIT

Answers address common eligibility, filing, signature, and retention questions encountered when completing a REIT return.

Need help? Contact support

Who must file Form 1120-REIT?
A corporation that meets REIT qualification rules must file Form 1120-REIT to report taxable income and claim the dividends paid deduction. If you qualify as a REIT for 2018, use this form instead of a regular Form 1120.
Can the return be e-signed?
Electronic signatures are generally accepted under the ESIGN Act (15 U.S.C. §7001) and UETA where adopted; ensure the signature method demonstrates intent, attribution, and retention.
What if the EIN or name is wrong?
Mismatched EIN or legal name can lead to IRS processing delays and potential backup withholding; correct the entity information before filing to avoid correspondence and penalties.
How long should I keep supporting records?
Retain tax returns and supporting documents at least three years from filing under IRC §6501(a), longer if statute of limitations or fraud issues apply, or if state rules require it.
What happens if I miss the deadline?
Late filing may result in penalties and interest on unpaid tax; file Form 7004 timely to obtain a filing extension but note extension to file is not an extension to pay.
When should I consult counsel or a CPA?
Engage tax counsel or a CPA for complex transactions, related-party allocation, or when election/timing issues affect REIT qualification or sizable tax positions.

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