How to Generate 1099 Reports for HOA Vendors in Yardi Breeze

Generate 1099s in Yardi Breeze by confirming your company’s tax setup, making sure each vendor has a W-9 and is marked 1099-eligible, verifying payments were posted correctly (and not excluded), then running the 1099 report for the tax year and exporting/printing for filing. If everything is already set up, it’s mainly: review totals, fix any outliers, export, and file.

 

Before you run the report (this prevents “why is this vendor missing?”)

 

• Confirm your filer info: your legal entity name, EIN, and address must be correct in company settings. This is what prints on forms.
• Confirm vendor tax profiles: each vendor who should get a 1099 needs a W-9 on file and the correct Tax ID type (SSN or EIN) and number entered.
• Mark the vendor as 1099-eligible: in the vendor record, enable the 1099 flag and select the right 1099 type (usually NEC for contractors; MISC for rents/legal in some cases).
• Check payment method rules: credit card payments and PayPal-type payments are often excluded from 1099s (they may be reported on 1099-K instead). Only include what your accountant says is reportable.
• Confirm coding: payments must be posted to the correct vendor and not to a generic “misc vendor,” otherwise totals won’t match.

 

Run the 1099 report in Yardi Breeze

 

• Go to Reports and look for 1099 (sometimes under Accounting or Year-End depending on your Breeze version).
• Select the Tax Year and the Entity/Company (if you manage multiple HOAs/entities).
• Choose the 1099 form type (NEC or MISC) and run the report.
• Export to Excel/PDF for review, or use the built-in print/e-file option if your subscription supports it.

 

Validate totals (so filing matches your books)

 

• Compare each vendor’s 1099 total to your vendor ledger for the same year.
• Spot-check vendors near the threshold (commonly $600 for NEC, but confirm with your tax pro).
• Confirm refunds/voids: a voided check should not inflate totals; reissued checks should count once.

 

Common problems and quick fixes

 

• Vendor missing: vendor not marked 1099, missing TIN, or payments coded to a different vendor.
• Total too low: payments made by card/third-party excluded, or payments posted to the wrong year/date.
• Total too high: duplicate payments, void not posted correctly, or reimbursements included that should be excluded.

 

When to contact support or your accountant

 

• Support: report not available, export/print errors, or you can’t find the 1099 module in your Breeze plan.
• Accountant: which vendors are reportable, NEC vs MISC mapping, and whether card/processor payments should be excluded.