21P-4185

Report of Income from Property or Business

Agency
VA
Revision
May 2024
Fillable fields
77
Pages
2
Official source
VA form page
Checked
October 20, 2026
Fill 21P-4185 online
Page 1 of form 21P-4185

VA Form 21P-4185: Report of Income from Property or Business

VA Form 21P-4185 is the U.S. Department of Veterans Affairs Report of Income from Property or Business. The instructions ask for specific information about the gross income and expenses of the claimant's property or business, so VA can determine eligibility for benefits. VA's form page lists it under pension and family member and caregiver benefits.

The form is two pages. Page 1 explains how the form defines net rental income and net business income, then asks about the rental property or business and its expenses. Page 2 works out gross income, total expenses and net income, with extra lines for property or a business owned jointly.

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Top of page 1 of VA Form 21P-4185: Report of Income from Property or Business, as printed by VA

What's on VA Form 21P-4185

Instructions: rental and business income

The form defines net rental income as gross rental income less expenses, and net business income as gross income less operating expenses, and lists what is and is not deductible for each.

Items 1 to 5: claimant details

The Veteran's name, the claimant's name if other than the Veteran, the claimant's mailing address, the VA file number and a telephone number.

Items 6 to 11: property and business

The portion of rental property the claimant occupies, the rental property's address and description, the business address and type, and stock inventory values.

Item 12: expenses

Lines 1 to 12 cover taxes, utilities and fuel if furnished, insurance, mortgage interest, normal repairs, cost of goods sold, rent, employees' salaries, interest on business debt and other expenses, for two periods.

Item 13: income and ownership

Gross income, total expenses and net income from the property or business, then the claimant's share, fractional ownership and the other owners when it is owned jointly.

Items 14 to 18: remarks and signature

Remarks, the certification with the claimant's signature in ink and date, daytime and evening phone numbers, and two witness lines for a signature by mark.

How to fill out VA Form 21P-4185

  1. 1

    Read the income rules

    The instructions explain net rental and business income. For a rental the owner partly occupies, they say to report the gross income received and the proportionate part of the expenses.

  2. 2

    Fill in Items 1 to 11

    Print all answers clearly. If an answer is none or 0, the form says to write that or line through the space.

  3. 3

    List expenses by period

    Enter the period dates in 12B and 12C. If no dates are shown, 12B reports last calendar year and 12C the current calendar year. The form says not to list personal expenditures.

  4. 4

    Work out net income

    Report gross income in line 1 of Item 13, total expenses from line 12 in line 2, and net income in line 3 by subtracting line 2 from line 1. Lines 4 to 6 apply only to joint ownership.

  5. 5

    Label any attachments

    For more space, attach a separate sheet showing the item number. The form says to write the Veteran's name and VA claim number on any attachments.

  6. 6

    Sign and date it

    Sign Item 15A in ink, enter the date in 15B and give daytime and evening phone numbers in Item 16.

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Sending it and getting help

Mailing address

This edition of the form does not print a mailing address, and VA's form page offers the PDF download only.

Help with the form

The form points to www.va.gov, https://www.va.gov/contact-us and the toll-free number 1-800-827-1000. The TDD number is 711. VA forms are at www.va.gov/vaforms.

Privacy Act

The notice says a response is required to obtain or retain benefits and that the information is subject to verification through computer matching programs with other agencies.

Edition

The current edition is dated MAY 2024. It carries OMB Control No. 2900-0108, which expires 05/31/2027, with a respondent burden of 30 minutes.

Related forms

Who uses VA Form 21P-4185?

  • Claimants with rental property

    Items 6 to 8 ask what portion of the rental property the claimant occupies, its address and a brief description with the number and type of units.

  • Claimants with a business

    Items 9 to 11 ask for the business address, the type or nature of the business and the value of its stock inventory at the beginning and end of the current calendar year.

  • Claimants who are not the Veteran

    Item 1 names the Veteran and Item 2 the claimant if other than the Veteran. Attachments carry the Veteran's name and VA claim number.

  • Joint owners

    Lines 4 to 6 of Item 13 are for property or a business owned jointly. If a spouse or dependent children are joint owners, the form says to report their net income in Item 14, Remarks.

  • Witnesses to a signature by mark

    If the claimant signs with an X, two people who know the claimant personally witness it and give their signatures and addresses in Items 17 and 18.

The form names these people in its items and instructions.

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Questions about Form 21P-4185

What is VA Form 21P-4185 used for?

The instructions say it gives VA specific information about the gross income and expenses of a claimant's property or business, so VA can determine eligibility for benefits.

How does the form define net rental income?

Gross rental income less expenses. The form says depreciation and payments on the principal of a mortgage are not deductible.

What if I live in part of the rental property?

The form says to report the gross income received and the proportionate part of the expenses. Its example is a two-family house shared with another family: report the gross income from the other family and one-half of the expenses.

Which business expenses does the form list?

It lists cost of goods sold, rent, normal repairs, taxes other than Federal income tax, salary or wages of employees, insurance, interest on business debts and similar expenses. It says depreciation, withdrawals of cash or merchandise, and salaries paid to the owner or partners are not deductible.

What if the property or business is owned jointly?

Complete lines 4 to 6 of Item 13 with your share of the net income, your fractional share of ownership and the names, addresses and shares of the other owners. Net income of a spouse or dependent children who are joint owners goes in Item 14.

Who can I contact with questions?

The form lists www.va.gov, https://www.va.gov/contact-us and the toll-free number 1-800-827-1000, with TDD at 711.