Tax season: 1099 worksheets for owners and vendors
The Owner 1099-MISC and Vendor 1099-NEC worksheets on Reports compute owner Box 1 (gross rents collected, by actual ownership share) and vendor totals, flag who is at $600 or more and who is missing a TIN or address, and produce a CSV, per-recipient PDF copies, and a copyable year-end email per owner.
January's least favorite chore, mostly automated. Nexxus produces worksheets and recipient copies: the numbers and documents you (or your accountant or filing service) file from. It doesn't e-file with the IRS itself.
The two worksheets
On Reports, set the Period to Last year (or a custom calendar year) and run:
- Owner 1099-MISC Worksheet: Box 1 — Rents is the gross rent collected for each owner in the year, split by actual ownership share, so co-owners each get the right amount (see ownership). Each row also shows the management fee, expenses and net.
- Vendor 1099-NEC Worksheet: the total paid to each vendor, from the actual cost of completed work orders.
The summary counts who requires a 1099 (≥ $600), and the Notes column flags Missing TIN or address, so you can chase paperwork before the deadline. The worksheets flag at $600; filing thresholds are set by the IRS and can change, so confirm the current one with your tax advisor before you file.
Before you run it (the 10-minute pre-flight)
- Settings → Company Settings → Tax / 1099 filer identity: Legal business name, EIN and Filer address. These print as the filer block.
- Each owner's page → Edit: Tax ID (SSN / EIN), Tax ID type and mailing address.
- Vendors (on the Maintenance page): Tax ID (TIN / EIN), Address and W-9 on file.
Outputs
- Export CSV includes full TINs, for your filing service or accountant. TINs are masked on screen.
- 1099 PDF on each row creates a branded recipient copy, clearly marked as not the official IRS filing (Copy A). An owner's copy is saved to their documents and shows in their owner portal. Every copy is listed under Generated documents.
- Email → Copy on each owner row copies a ready-to-send year-end summary to your clipboard: gross rents (Box 1), management fees, property expenses and net, so owners have their deduction numbers without asking. Paste it into your own email.
- Export PDF prints the whole worksheet.
Accuracy notes
Numbers are cash received in the calendar year. Imported history counts, which is why importing full history matters if you switched mid-year. Rent on properties with no owner attached isn't on the owner worksheet. If an owner disputes their number, their statements and the Owner Income Statement report are the itemized backup.
Related guides
Owners, ownership percentages, and owner links
An owner is linked to a property with an ownership %, a management fee %, a management period and an optional monthly deduction. Ownership in force can't exceed 100%, and payouts, statements and 1099s all split by each owner's share.
Owner statements
Generate a branded PDF statement per owner from the Statements tab on their page: gross rent, management fee, labeled deductions and net, per property. It uses the period's actual payout runs when they exist; a payout day with no run shows what the payout calculation would pay, labeled projected; months before your first payout here show the rent collected, labeled as such. It's saved to the owner's documents and their portal, and can be emailed.
Reports: what's available and how to run them
Reports has eight runnable reports: Operator Income Summary, Owner Income Statement, Owner Payments (paid), Revenue by Property, Tenant Ledger, Maintenance & Expenses, and the Owner 1099-MISC and Vendor 1099-NEC worksheets. Each runs for a preset or custom period and exports to CSV and branded PDF. Operator Income and Revenue by Property open on Earned; the rest count cash.
Maintenance requests, work orders, and vendors
Residents submit requests in their portal; your team creates work orders from Maintenance, a property, or a tenant. Assign a vendor and email them the work order, schedule it, and track estimated vs actual cost. Completed costs feed the Maintenance & Expenses report and vendor 1099-NEC totals.