The Qualified Business Income (QBI) deduction under IRC Section 199A allows eligible self-employed individuals and pass-through business owners to deduct up to 20% of qualified business income on their personal tax return — reducing effective federal income tax on business earnings.
The QBI deduction was created by the Tax Cuts and Jobs Act of 2017 (TCJA) to give pass-through businesses tax treatment closer to C-corporations' reduced 21% flat rate. It applies to sole proprietors (Schedule C filers), partnerships, S-corporations, and qualifying real estate investments — not C-corporations, which have their own 21% rate. The basic calculation: qualified business income (QBI) × 20% = deduction. QBI is the net income from a qualified trade or business — excluding capital gains, dividends, interest income, reasonable compensation paid to S-corp shareholder-employees, and guaranteed payments to partners. The deduction is taken as a below-the-line deduction on Form 1040, reducing taxable income but not adjusted gross income. Income thresholds and limitations: for 2024, full deduction available for taxpayers with taxable income below $191,950 (single) / $383,900 (married filing jointly). Above those thresholds, limitations kick in: (1) W-2 wage limitation — deduction cannot exceed 50% of W-2 wages paid by the business, or 25% of W-2 wages plus 2.5% of unadjusted basis of qualified property; (2) specified service trade or business (SSTB) phaseout — businesses in law, accounting, health, consulting, financial services, and other specified fields phase out completely above the threshold. IRS Publication 535 and Form 8995/8995-A govern the calculation (irs.gov/forms-pubs/about-form-8995). The QBI deduction is currently set to expire after tax year 2025 unless extended by Congress. As of 2026, it has been extended through the One Big Beautiful Bill Act (Pub. L. pending), which makes the deduction permanent. Verify current law with a CPA.
It can, if the rental activity rises to the level of a 'trade or business' under IRC §162 (not just passive investment). The IRS issued safe harbor guidance in Rev. Proc. 2019-38 (irs.gov/pub/irs-drop/rp-19-38.pdf): rental activities with 250+ hours of rental services per year may qualify. Triple-net leases generally do not qualify. Real estate professionals who meet the IRC §469 material participation rules are more likely to qualify.
SSTBs include: health (doctors, dentists, nurses), law, accounting, actuarial science, performing arts, consulting, athletics, financial services (investment advice, trading), and any business where the principal asset is the reputation or skill of employees or owners (as modified by IRS final regulations under §199A). Engineering and architecture are explicitly excluded. For SSTBs, the QBI deduction phases out completely at income above the threshold (irs.gov/newsroom/tax-cuts-and-jobs-act-provision-11011-section-199a-qualified-business-income-deduction-faqs).
It was created as a temporary TCJA provision scheduled to expire after 2025. Congressional action in 2025-2026 has extended or made permanent the deduction as part of broader tax legislation. Verify the current status with a tax professional or check irs.gov for the latest guidance, as legislative changes can affect the deduction's availability and calculation rules for tax years after 2025.