DC D-30 Tax Explained: Franchise Tax on Rental Income Every Landlord Owes

Most investors who buy DC rental property know that they need to file a federal Schedule E. What they do not know — until they get a notice from the Office of Tax and Revenue — is that DC treats rental income as business income, not passive income, and imposes a separate franchise tax on it. That tax is the D-30. It applies regardless of whether you live in DC, whether you profit from the property, and whether your real estate CPA in another state has ever heard of it.

What the D-30 Tax Is

The D-30 Unincorporated Business Franchise Tax is DC's franchise tax on "unincorporated businesses" operating within the District. In most jurisdictions, renting out residential property is treated as passive income flowing to your personal tax return. In DC, the statute explicitly classifies rental activity as business income.

If you are an individual, LLC, partnership, or trust that collects gross rental income exceeding $12,000 per year from real property located in DC, you are an unincorporated business under District law. You are required to file Form D-30 with the Office of Tax and Revenue, and you are subject to the franchise tax.

The $12,000 threshold is measured against gross rent — not net income, not taxable income, not what you cleared after expenses. If your property collects $2,500 per month, you cross the threshold in five months. A single mid-range condo in Capitol Hill will have you filing D-30 by May.

How the Tax Is Calculated

The franchise tax rate is 8.25% applied to taxable District income. Taxable District income is not your gross rent. The District allows deductions for operating expenses, a $5,000 statutory exemption, and a 30% salary allowance (intended to compensate the owner for management labor).

The formula is:

Taxable Income = (Gross Rent − Operating Expenses) × 0.70 − $5,000

Operating expenses include mortgage interest, property taxes, insurance, maintenance, property management fees, and depreciation. The 30% salary allowance is applied to the net income figure (i.e., you multiply by 0.70 to remove it). The $5,000 exemption comes off last.

Walk through a realistic example. You own a $650,000 condo in NoMa renting for $3,000/month ($36,000 annual gross). Your annual operating expenses — mortgage interest, property taxes at the Class 2 commercial rate, insurance, HOA assessments, depreciation, and management — total $32,000. That gives you $4,000 in net income. Apply the 0.70 multiplier: $2,800. Subtract the $5,000 exemption: negative $2,200. Taxable income is zero.

But you still owe DC. For this example, gross receipts are well below $1 million, so the minimum franchise tax is $250. Zero taxable income does not mean zero tax. As long as you filed a D-30, you pay the applicable minimum. If you never file, you face penalties, interest, and a Clean Hands hold that can block your Basic Business License renewal and eviction filings.

What "Clean Hands" Means for Landlords

The D-30 compliance requirement is not enforced in isolation. DC agencies share data aggressively. If the Office of Tax and Revenue determines you have an unresolved tax obligation — including failure to file a D-30 — the OTR issues a "Clean Hands" flag on your account.

A Clean Hands violation can block two critical landlord functions: you may be unable to renew or obtain a Basic Business License (BBL), and an eviction filing may be rejected or blocked in Landlord-Tenant Court. The landlord must be able to demonstrate an active BBL and clean tax standing to proceed with a nonpayment case.

In practice: if you have a non-paying tenant, you need to file for eviction. To file, you need an active BBL. To renew your BBL, you need Clean Hands. If you have not been filing D-30 returns because your CPA told you it was just Schedule E passive income, you cannot evict anyone until you cure the back tax obligation, including penalties and interest.

D-30 and Capital Gains on Sale

The most devastating application of the D-30 franchise tax — and the one investors most commonly miss — is that capital gains from the sale of DC investment property are included in the D-30 taxable income calculation.

When you sell your DC rental property at a gain, that gain does not just flow to your federal Schedule D and get taxed at federal long-term capital gains rates. It is also included in D-30 taxable income, with the sale computation kept separate from the operating-rent formula rather than being assigned the operating 30% salary allowance or $5,000 exemption.

DC does not have a separate, preferential long-term capital gains rate like the federal government does. Capital gains realized by DC residents or from DC property are taxed at the standard income tax rate — which tops out at 10.75% for high earners. Combined with the D-30 franchise tax treatment on the business income side, the effective tax burden on a DC property disposition can be substantial.

Investors who plan to hold, appreciate, and sell a DC property years down the line need to model both the DC income tax on capital gains and the D-30 franchise tax treatment in their exit underwriting. A 1031 exchange into a qualifying replacement property is one of the primary tools sophisticated DC investors use to defer both federal and District capital gains recognition.

Out-of-State Investors Must File Too

The D-30 obligation applies regardless of where the investor lives. If you are a California investor who bought a DC condo as a remote rental, you still owe a D-30 return to the DC Office of Tax and Revenue every year your gross DC rents exceed $12,000. The tax attaches to the property's jurisdiction, not the owner's residence.

Out-of-state investors who have been relying solely on their home-state CPA — and whose CPA has never practiced in DC — are frequently the ones who discover a multi-year D-30 delinquency right before they try to sell or refinance. At that point, the back taxes, penalties, and interest have accumulated into a material amount, and the Clean Hands flag prevents any BBL-dependent activity until the debt is cleared.

Filing Requirements at a Glance

• Threshold: Gross DC rental income over $12,000 per year
• Rate: 8.25% on taxable District income
• Minimum tax: $250 when gross receipts are $1 million or less; $1,000 when gross receipts exceed $1 million
• Due date: Confirm the current OTR Form D-30 instructions; no fixed deadline is stated here
• Applies to: Individuals, LLCs, partnerships, trusts receiving DC rental income
• Includes: Capital gains on DC property sales
• Non-filing consequence: An unfiled return can create a Clean Hands hold that blocks BBL renewals and eviction filings

If you are already collecting rent on a DC property and have not been filing D-30 returns, consult a DC tax attorney before your next BBL renewal. The cure process — filing back returns, paying penalties, resolving the Clean Hands hold — takes time, and you want it resolved before you need to enforce a lease.

The District of Columbia Investment Property Guide covers the full D-30 calculation methodology, how it interacts with depreciation and cost segregation strategies, capital gains exit modeling, and the Clean Hands compliance chain that connects D-30 filing to your Basic Business License and eviction rights.

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