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Processing usually means theres nothing wrong, just waiting in line. But check your transcript for any codes that start with 570 or 971
where do I find those codes? the transcript is confusing af
@Amy Fleming is right about those codes! Look on your Account Transcript - the codes are in the left column. 570 means additional account action pending, 971 means notice issued. If you see 846, that s'your refund date. The transcript can be confusing but those specific codes will tell you what s'actually happening with your return.
Just be careful about the "triple net lease" exception! If your rental is a triple net lease (tenant pays taxes, insurance, and maintenance), it specifically DOESN'T qualify for QBI under the safe harbor. Found this out the hard way last year.
That's interesting - I didn't know about the tax court cases. My CPA was very black and white about it not qualifying. Do you happen to know which cases addressed this? I'd love to look them up since my lease has some triple net features but I'm still quite involved in other aspects of property management.
@Luca Ferrari could you share which tax court cases you re'referring to? I m'in a similar situation with a lease that has some triple net features but I m'still actively managing the property in other ways. My understanding was that any triple net elements would disqualify the entire rental from QBI, but if there are cases suggesting otherwise based on overall activity level, that could be really helpful to know about.
This is such great timing for this discussion! I've been managing a small duplex for the past three years and finally understand why my tax preparer kept asking about my "hours spent" on rental activities. I thought it was just for passive activity rules, but now I see it's also crucial for QBI qualification. One thing I'd add for anyone tracking their rental hours - don't forget to include time spent on tenant communications, property advertising/marketing when units are vacant, and research time for repairs or improvements. I was only tracking the physical maintenance time initially, but realized I spend significant hours on emails, phone calls, and researching contractors/suppliers. Also, if you're using property management software or apps like Zillow Rental Manager, those often have built-in time tracking features that can help with contemporaneous record-keeping. Much easier than trying to remember to update a spreadsheet every time you do something rental-related!
This is really excellent advice about tracking all the different types of rental activities! I was definitely under-counting my hours by only focusing on the physical maintenance stuff. The time spent screening tenants, responding to late-night "emergency" calls that turn out to be non-emergencies, and researching everything from insurance policies to local rental regulations really does add up. Your point about property management software is spot on too. I've been using a simple app to track rent payments and maintenance requests, but I never thought about using the time-stamped communications in there as documentation for my contemporaneous records. That could be really helpful if the IRS ever questions my hour calculations. Do you know if time spent learning about landlord-tenant laws or attending local real estate investment meetups would count toward the 250-hour safe harbor requirement? I spend quite a bit of time educating myself to be a better property manager, but I'm not sure if that qualifies as "rental services" under the regulations.
The IRS is such a joke fr fr... They expect us to pay on time but take 10 years to send refunds š¤”
Have you tried checking your account transcript instead of just the return transcript? Sometimes the account transcript shows processing activity even when the return transcript is blank. Also, if you filed in February and verified ID in March, you're definitely within the timeframe where it could still be processing normally - the IRS is still working through returns from that period. Don't panic yet!
This is really helpful advice! I didn't know there was a difference between account and return transcripts. Where do I find the account transcript? Is it on the same IRS website or do I need to go somewhere else?
One more thing on this topic - capital loss carryovers can potentially be used on back-to-back separate and joint returns. Like if you filed as single with carryover losses, then got married, you CAN bring those losses to your joint return. But what's weird is if you file jointly with losses, then get divorced, each spouse gets half the carryover. My ex and I had about $18k in carryovers when we split, and we each took $9k to our separate returns.
Is this officially documented somewhere? Going through a divorce now and we have carryover losses from some terrible investment decisions we made together. Would be nice to know the official position on splitting these up.
For the divorce question about splitting capital loss carryovers - yes, this is covered in IRS Publication 504 (Divorced or Separated Individuals). When spouses who filed jointly get divorced, any unused capital loss carryovers from the joint returns are generally allocated 50/50 between the former spouses on their subsequent separate returns, unless they agree to a different allocation in their divorce decree. However, if one spouse can demonstrate they were responsible for a larger portion of the losses (like if they managed all the investments that generated the losses), they might be able to claim a larger share. But absent specific documentation or agreement, the IRS default is 50/50 split. The key thing is to make sure this gets addressed in your divorce settlement so there's no confusion later when you're both trying to claim the carryovers on separate returns.
This is really helpful information! I had no idea that capital loss carryovers could be split in divorce situations. Makes me wonder - what happens if one spouse remarries and files jointly with their new spouse? Can those carried-over losses from the previous marriage be used on the new joint return? Or do they stay tied to the individual who originally incurred them? Also, does anyone know if there are any time limits for making the allocation agreement in the divorce decree, or can former spouses go back and amend how they want to split the losses even after the divorce is final?
Mei Zhang
Has anyone used an electric vehicle for business? I'm considering getting a Chevy Bolt for my business, and I'm wondering if there are additional tax benefits beyond the regular vehicle deductions. From what I understand, there's still the $7,500 tax credit for some EVs, but I'm not sure how that interacts with business use deductions.
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Aisha Abdullah
ā¢Yes! EVs have some great tax advantages. The $7,500 EV credit applies regardless of whether it's for business or personal use. For business use, you can still claim either standard mileage or actual expenses deductions on top of the credit. One significant advantage of EVs for business: lower operating costs. If you use the actual expense method, your "fuel" costs will be much lower, but you'll still get to deduct the business percentage of higher depreciation, insurance, and the interest on any loan. Just remember if you claim the EV credit, your depreciation basis is reduced by the amount of the credit if using actual expenses.
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Yara Khalil
Great thread everyone! As someone who just went through this process with my marketing consultancy, I wanted to add a few practical tips that helped me maximize my deduction for my Subaru Outback (definitely under 6,000 lbs). First, start tracking your mileage NOW if you haven't already - even if you're still shopping for the vehicle. Use a smartphone app or simple logbook to record business trips. The IRS expects contemporaneous records, not reconstructed logs. Second, consider your long-term business plans. If you expect your business mileage to increase significantly, the standard mileage rate might be better. If your mileage will stay consistent but you're buying a more expensive vehicle, actual expenses could work better. Finally, don't overlook the home office deduction connection. If you have a qualifying home office, trips from your home office to client meetings are fully deductible business miles. This can really add up over the year and make either deduction method more valuable. The key is running the numbers for YOUR specific situation rather than following general rules. Every business is different!
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Hannah White
ā¢This is incredibly helpful, thank you! I'm just starting my own freelance graphic design business and had no idea about the home office connection to vehicle deductions. Quick question - if I work from home most of the time but occasionally rent a coworking space for client meetings, do trips to the coworking space count as business miles? Or would those be considered commuting since it's technically going to a workplace? The distinction seems really important for maximizing the deduction.
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