Contractor Payments & 1099 Tracker 2026
Every payment to your plumber, cleaner and handyman, W-9 status, and who likely needs a Form 1099-NEC.
Sample data shown · click to enlarge
Dashboard: income, expenses and net income by month and by property.
For landlords with 1-10 units
Rental bookkeeping that's ready when tax time is.
Log rent, expenses and mileage as they happen. Monthly summaries, Schedule E-style annual totals and a dashboard update themselves, in Excel or Google Sheets.
$27one-time · 2026 edition · instant download
Tax year 2026 closes in 52 days: the sooner you start, the less there is to rebuild.
Buy now: instant access
Excel + Google SheetsNo subscriptionSecure checkout
Best value: get this plus 4 more templates in the Landlord Toolkit for $59 (save $42) →
- Income, expense and mileage logs for up to 10 properties
- 13 expense categories that mirror the lines on IRS Schedule E
- Both 2026 IRS mileage rates built in: 72.5¢ through June 30, 76¢ from July 1
- Data checks flag rows missing a property, category or date
What's inside
A tour, tab by tab
Screenshots show the included sample data. Click any screenshot to enlarge it.
Tab · Expense Log
Expense Log
Date, property, category, vendor, amount, payment method and a receipt-saved column. 13 categories match the expense lines on Schedule E.
Tab · Mileage Log
Mileage Log
One row per trip. The deduction column applies the IRS standard mileage rate for the trip's date, including the July 1, 2026 change. Both rates are editable.
Tab · Monthly Summary
Monthly Summary
Rent, other income, expenses, mileage and net income for each month, for one property or all of them, plus net income by property by month.
Tab · Annual Summary
Annual Summary
Year totals for every property, line by line like Schedule E, with security deposits shown separately. Built to print or share with a tax preparer.
Tab · Dashboard
Dashboard
Rental income, expenses, net income and expense ratio at a glance, with charts and data checks that catch gaps before tax time.
Start Here
A 5-minute setup guide, your tax-year setting, a color key (white cells are for typing, grey cells calculate) and steps for clearing the sample data.
Properties
Each rental's nickname, address, units, type, purchase details, placed-in-service date and lender. The nickname feeds every Property dropdown.
Income Log
Date, property, unit, tenant, type and amount. Security deposits are tracked on their own and kept out of rental income.
In your download
Everything arrives in under a minute
Rental Property Bookkeeping Spreadsheet 2026 (Excel, with sample data)
A blank Excel copy, ready for your records
A one-click Google Sheets copy link
A Start Here tab with setup steps
Is it right for you?
Who it's for
A great fit for
- Landlords with 1-10 units: single-family homes, duplexes, small multi-family and condos
- Owners who self-manage, or use a manager but keep their own records
- Anyone who wants one organized file to hand to a tax preparer
Not built for
- Portfolios of more than 10 properties or property-management companies
- Tax preparation or filing, bank feeds, tenant screening or rent collection
Why it's the smart buy
More built in than a free template. A fraction of a subscription.
Everything a small landlord needs for the 2026 tax year, without another monthly bill or a bank login.
| Our templatesRent & Tally | Subscription landlord apps | Free templates online | Shoebox + bank statements | |
|---|---|---|---|---|
| One-time price, no monthly fee | Yes | Monthly or yearly fee | Free | Free |
| Ready for tax year 2026 (mileage rates, $2,000 1099-NEC threshold) | Built in | Varies | Rarely updated | No |
| Schedule E-style expense categories | 13 categories | Varies | Sometimes | No |
| Contractor totals and likely 1099-NECs | Yes | Varies | Rarely | No |
| Works in Excel and Google Sheets | Both | App only | Usually one | No |
| No bank login needed | Never asked | Often asks to link | Yes | Yes |
| Built-in checks catch missing data | Yes | Varies | Rarely | No |
| You keep your file forever | Yes | Tied to your plan | Yes | Paper only |
| Sample data and a setup guide | Yes | Usually | Sometimes | No |
A general comparison of common alternatives, not of any specific product. Features of individual apps and templates vary.
Questions
Rental Bookkeeping 2026 FAQ
Is this tax software? Does it file my Schedule E?
No. It's a record-keeping spreadsheet. It organizes income and expenses into Schedule E-style categories so a tax preparer (or tax software) can work from clean totals. It doesn't prepare or file any return, and it isn't tax advice.
How many properties and rows does it hold?
Up to 10 properties, each with as many units as you have. The income and expense logs hold 1,000 rows each, and the mileage log holds 500 trips.
Which mileage rate does it use?
The 2026 IRS business standard mileage rates: 72.5¢ per mile through June 30, 2026 and 76¢ per mile from July 1, 2026. Both are editable cells.
Does it calculate depreciation?
No. Depreciation depends on details a tax professional should handle. The Properties tab stores the purchase price and placed-in-service date they'll ask for.
How are security deposits handled?
They're logged in the Income Log but kept out of rental income, and shown on their own line in the summaries.
Can I use it for a year other than 2026?
Yes. The tax year is one setting on the Start Here tab; update the mileage rates for that year too.
Do they work in Google Sheets as well as Excel?
Yes. Every template comes as Excel files (sample and blank) plus a link that puts your own copy in Google Drive in one click. Excel 2010 or later on Windows or Mac, and Excel for the web, all work. No macros or add-ins.
Is there a subscription?
No. Each template is a one-time purchase. The file is yours to keep and use.
How do I get my files?
Right after checkout you'll see your download and Google Sheets links, and we email them to you as well.
Pairs well with
Complete your setup
Lease & Tenant Tracker
Every unit, lease and deposit in one place, with renewal reminders and a monthly rent-collection grid.
Best value · save $42
The Landlord Toolkit
Five spreadsheets that run the whole landlord year: the books, the leases and rent, the contractors, the turnovers and your next purchase. One download, one price, yours to keep.
- Rental Bookkeeping 2026$27
- Lease & Tenant Tracker$17
- Contractor 1099 Tracker 2026$15
- Inspection & Maintenance Log$15
- Rental Property Deal Analyzer$27
Best value
Bought separately: $101
$59
You save $42
That's $11.80 per template, paid once.
The Toolkit price goes up to $79 on Jan 1, 2027.
Get all 5 now
Instant download · Excel + Google Sheets · One-time price
Tax year 2026 closes · Dec 31, 2026
52days
10hrs
13min
55sec
Rental Bookkeeping 2026, ready in minutes
Rent, expenses and mileage for up to 10 properties, with Schedule E-style totals for every one.
- Instant download
- Excel + Google Sheets
- One-time price
- No subscription