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has anyone used the actual schedule c instructions from the irs? page 17 specifically talks about utilities as deductible expenses. nothing about "disqualified utilities" for regular business use. your accountant might be thinking of something else.
The IRS instructions are clear but they can be super dense to read through. Here's the direct link to the Schedule C instructions if anyone needs it: https://www.irs.gov/instructions/i1040sc And yes, utilities for regular business use are covered under "Other Expenses" if not listed separately.
thanks for adding the link! sometimes i forget not everyone knows where to find this stuff. the thing with tax instructions is you gotta read the whole section carefully. they might mention exceptions elsewhere that apply to specific situations. but for standard commercial space utilities, it's pretty straightforward.
Malik Thomas
Great discussion everyone! As someone who's been dealing with Schedule C deductions for my freelance consulting business, I can confirm what others have said - utilities for a dedicated commercial space are definitely deductible. The key distinction here is that you're in a commercial kitchen, not a home office. The "disqualified utilities" your accountant mentioned likely refers to limitations on home office deductions where certain utilities might have restrictions or require business-use percentage calculations. For your bakery situation, both water and steam heating should be fully deductible as ordinary and necessary business expenses. Just make sure you keep those monthly bills organized - the IRS loves good documentation! If the bills are in your business name and clearly for your commercial space, you're in good shape. One tip: if you ever expand or change locations, make sure to update your records accordingly. But for now, sounds like you can confidently deduct both portions of that utility bill.
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Amina Sy
14 Just a heads up that many CPAs are completely booked for this tax season already. I waited until February last year and ended up having to file an extension because nobody had availability. Might want to start calling around asap!
Amina Sy
ā¢11 This is true! I just found a CPA last week and they told me they're only accepting new clients because someone else canceled. Otherwise they were booked solid until after the filing deadline.
Alice Pierce
Great question! I went through this exact same transition a few years ago. You're absolutely right to consider a professional with your more complex situation - rental properties and side businesses have a lot of nuances that TurboTax might miss. To answer your main question: You will still be the one signing your tax return as the taxpayer. The CPA signs as the paid preparer, but you're ultimately responsible for the accuracy of the information. However, a good CPA will have professional liability insurance and should stand behind their work. Here's what typically happens: You'll have an initial meeting where you bring all your documents (W-2s, 1099s, rental income/expense records, business receipts, etc.). They'll prepare your return and then schedule a review meeting to go through everything with you before you sign. This review is crucial - ask questions about anything you don't understand! One tip: Ask potential CPAs about their experience specifically with rental properties and small businesses. Some are more focused on individual returns and might not be as familiar with Schedule E or Schedule C complexities. Also ask about their audit support policy upfront. Start calling soon though - many good CPAs get booked up quickly during tax season!
Cass Green
ā¢This is really helpful, thank you! I'm definitely going to start calling around this week. Quick question about the review meeting - should I expect them to walk me through every line item, or is it more of a high-level overview? I want to make sure I understand what I'm signing but also don't want to waste their time if it's supposed to be a quick meeting.
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Has anyone actually tried a cost segregation study for a smaller rental property renovation? I've heard they're usually only worth it for properties worth $500k+ but wondering if it makes sense for a $15-20k remodel?
Yuki Tanaka
ā¢I did one last year for a $40k kitchen and bathroom remodel. Cost me about $2,500 for the study, but it identified nearly $18k in components that could be depreciated over 5 or 15 years instead of 27.5. The tax savings in the first year alone more than paid for the study. For a $15k remodel, the math might be tighter, but if you plan to hold the property long-term, it could still be worth it. Some tax professionals now offer "light" cost segregation services for smaller projects at a lower price point.
Thanks, that's helpful context. Maybe I'll ask around for those "light" cost segregation services. The property is definitely a long-term hold for me, so accelerating even some of the depreciation would be beneficial. Do you remember roughly what percentage of your renovation costs ended up being reclassified from 27.5-year to shorter depreciation periods? Just trying to get a ballpark of what might be realistic for my situation.
Yara Assad
Great question about cost segregation for smaller renovations! I had a similar situation with a $22k rental property remodel last year. I ended up going with a "component method" approach instead of a full cost segregation study, which was much more cost-effective. Basically, I worked with my tax preparer to manually identify and separate out the personal property items (appliances, removable fixtures, etc.) from the structural improvements. We were able to reclassify about 35-40% of the total renovation costs to 5, 7, and 15-year property instead of 27.5-year. The key was having detailed invoices that broke everything down by component - sounds like you're already set up well for this with your contractor's detailed billing. Items like your kitchen appliances, some plumbing fixtures, flooring, and even things like closet systems often qualify for shorter depreciation schedules. For a $15k project, I'd suggest starting with the component method before investing in a formal cost segregation study. You might be surprised how much you can accelerate just by properly categorizing the obvious personal property items!
This component method approach sounds really practical! I'm a complete newcomer to rental property taxes and this whole thread has been incredibly helpful. One thing I'm still confused about though - when you say you reclassified 35-40% of costs to shorter depreciation schedules, does that mean you get to deduct more in the first few years, or does it actually increase your total deductions over time? I'm trying to understand if this is just about timing of deductions or if there's an actual tax savings benefit beyond the time value of money.
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Drake
Hey Malik! I totally understand the anxiety - I went through the same thing last year and was checking my transcript obsessively too! Code 291 usually means they're making an adjustment, but it's not necessarily bad news. In my case, they caught that I had accidentally claimed the wrong filing status and corrected it, which actually ended up increasing my refund by about $300. The waiting period is definitely the hardest part because you just don't know what's happening. From what I've learned, larger refunds often get flagged for review just as a precaution. Try to look for any accompanying codes like 766 or 768 that might give you more clues about what type of adjustment they're making. Most of these situations resolve within 2-4 weeks, so hang in there! The IRS computers are actually pretty good at catching errors that benefit taxpayers too, not just ones that reduce refunds. Keep us posted on how it turns out! š
Thanks Drake! Your experience really helps put things in perspective. The obsessive transcript checking is so real - I think I've refreshed mine like 20 times today alone š It's reassuring to hear that yours actually worked out in your favor with the filing status correction. I never thought about larger refunds getting flagged just as a precaution, but that makes total sense. I'll definitely look for those other codes you mentioned. Really appreciate everyone in this community sharing their experiences - makes this whole stressful process feel way less scary when you know others have been through it too! š
Oscar O'Neil
Hey Malik! I completely understand the anxiety - I had a 291 code show up on my transcript a few months ago and I was absolutely freaking out too! Turns out it wasn't bad news at all. In my case, the IRS caught that I had missed claiming one of my dependents properly and they actually INCREASED my refund by $1,200 because of the additional child tax credit I was entitled to. The code 291 just means they're making an adjustment to your return - it could go either way, but honestly, a lot of times it works out in the taxpayer's favor. The hardest part is definitely the waiting and not knowing what's happening. I was checking my transcript multiple times a day (probably driving myself crazy lol). It took about 3 weeks for everything to finalize and show the updated amounts. Since you mentioned your refund is pretty big this year, it's totally normal for larger refunds to get extra scrutiny - the IRS just wants to make sure everything is accurate. Try to stay positive and don't let the unknown stress you out too much. Most of these adjustments are routine and get resolved without any issues. Keep us updated on how it goes! š¤
Fatima Al-Farsi
Quick piece of advice nobody mentioned yet - whoever claims the child should also be the one to claim any childcare expenses on Form 2441 for the Child and Dependent Care Credit. That credit can be worth up to $3,000 for one kid! Since you mentioned paying more for daycare, you might benefit more from claiming your daughter even beyond the dependent exemption itself. Also worth checking if either of your employers offers dependent care FSA - that's pre-tax money you can use for daycare which is basically an automatic 22-24% discount depending on your tax bracket.
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Dylan Cooper
ā¢My employer offers that FSA thing but I never understood how it works with the tax credit. Can you use both? Seems like double-dipping.
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Abigail Spencer
ā¢You can use both but not for the same expenses - that would indeed be double-dipping which the IRS doesn't allow. Here's how it works: If you put money into a dependent care FSA, you have to subtract that amount from the childcare expenses you claim for the Child and Dependent Care Credit. So if you spent $8,000 on daycare but used $5,000 from your FSA, you can only claim the remaining $3,000 for the tax credit. The FSA is usually better because it's pre-tax savings (immediate 22-24% benefit), while the credit phases out at higher incomes. But you can definitely use both strategies together to maximize your overall tax savings on childcare costs.
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Victoria Jones
Carmen, I've been in a similar situation and here's what I learned after making some mistakes early on. The key is to run the numbers both ways before deciding - don't just go with the "lower income should claim" rule of thumb. Since you make more ($62k vs $48k), the IRS tiebreaker rules technically give you the right to claim your daughter. But that doesn't mean it's always the best financial decision for your household overall. Here's what I'd suggest: Calculate your taxes both ways. Look at the total refund/tax owed for both of you combined when (1) you claim her and file Head of Household vs (2) she claims her and files Head of Household. The difference can be significant - sometimes hundreds or even over $1000. Don't forget to factor in the Child and Dependent Care Credit for those daycare expenses - that can be worth up to $3,000 and only the person claiming the child can use it. Since you're paying more for daycare and health insurance, this might tip the scales in favor of you claiming her. Also consider your girlfriend's student loan situation if she has any - sometimes the education credits and deductions can make it more beneficial for the lower-income parent to claim the child. Bottom line: The IRS doesn't care who claims her as long as you both don't try to claim her in the same year. So run the numbers and go with whatever maximizes your household's total tax benefit!
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Mason Stone
ā¢This is really helpful advice! I'm new to navigating taxes as an unmarried couple with a child, and I had no idea there were so many factors to consider beyond just who makes more money. The part about calculating both scenarios makes total sense - I never thought about looking at our combined household benefit rather than just individual returns. And I definitely didn't know about the Child and Dependent Care Credit being tied to whoever claims the dependent. That could be a game-changer since daycare costs are one of our biggest expenses. Quick question - when you say "run the numbers both ways," are you talking about using tax software to calculate hypothetical scenarios, or is there a simpler way to estimate the difference? I'm worried about making the wrong choice and leaving money on the table like some others mentioned they did.
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