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Has anyone used TurboTax for handling rental property depreciation? I'm wondering if the premium version can handle something like a roof replacement correctly or if I need to go to a CPA for this.
I've used TurboTax Premier for my rental properties for years. It does handle depreciation of improvements, but you need to make sure you enter everything correctly. It will ask if the expense is a repair (immediate deduction) or improvement (depreciated). For a roof replacement, select improvement, and it should guide you through setting up the correct depreciation schedule. That said, rental properties get complicated fast, so a CPA consultation might still be worth it.
Based on what everyone's discussed here, it looks like you're dealing with a classic capital improvement situation. A $24,500 complete roof replacement definitely falls under capital improvements that need to be depreciated over 27.5 years for residential rental property. While bonus depreciation would be amazing for cash flow, residential rental property improvements like roofs generally don't qualify - they follow the same depreciation schedule as the building itself. Section 179 is also off the table for rental properties. Here's what I'd suggest: set up the depreciation over 27.5 years starting from when the roof was placed in service (likely when completed last summer). This means you'll be able to deduct roughly $890 per year ($24,500 รท 27.5 years) for the next 27.5 years. Not as exciting as a big first-year deduction, but it's the correct treatment under current tax law. Given the complexity and the dollar amount involved, it might be worth having a CPA review your return to make sure everything's handled correctly. The depreciation recapture rules when you eventually sell the property can get tricky too.
This is really helpful - thanks for breaking it down so clearly! I'm a bit bummed about missing out on bonus depreciation, but I'd rather do it right than deal with problems later. Quick question though - when you mention depreciation recapture when selling, does that mean I'll have to pay back some of the depreciation I claimed? I wasn't planning to sell anytime soon but want to understand what I'm getting into.
Yes, depreciation recapture is something to be aware of when you eventually sell. When you sell the rental property, you'll need to "recapture" the depreciation you've claimed over the years and pay tax on it at a rate of up to 25% (depending on your tax bracket). So if you claim that $890 per year for, say, 10 years before selling, you'd have claimed $8,900 in depreciation. That $8,900 would be subject to depreciation recapture tax when you sell, regardless of whether the property actually appreciated in value. The good news is you're not "paying it back" - you're just paying tax on the depreciation benefit you received. And you'll still get the annual deduction benefits in the meantime, which can significantly reduce your current tax liability. Just something to factor into your long-term investment planning!
Something else to consider - location matters too! Some states offer state-level earned income tax credits to ITIN filers even when they're ineligible for the federal EITC. California, Colorado, Maryland, and a few others have inclusive state credits that can boost refunds for undocumented taxpayers with dependents.
This is a really comprehensive discussion! One thing I'd add is that documentation requirements can also create differences in practice. While both citizens and ITIN holders can claim dependents, citizens typically have easier access to required documents like Social Security cards for their children. For mixed-status families where some children are citizens and others aren't, the tax benefits can vary significantly per child within the same household. Citizen children with SSNs qualify for more credits than children without SSNs, even when claimed by the same parent. This creates complexity that many families don't realize until they're preparing their taxes. Also worth noting that some undocumented immigrants overpay taxes through withholding but don't file returns to claim refunds due to fear or lack of knowledge about their rights. The IRS estimates billions in unclaimed refunds each year, with a significant portion likely from immigrant communities.
I wonder if it's worth trying a different tax software? I started with TurboTax and it said I had to mail my Oregon return, but when I tried FreeTaxUSA with the exact same information, it let me e-file with no problems. Could be worth the time to input your info elsewhere if you really want to avoid mailing.
Another thing to check is whether you're filing early in the tax season. I had this exact problem with Michigan a couple years ago - filed in late January and was forced to mail my return even though my situation was straightforward. When I called the state tax department, they explained that they sometimes disable e-filing for certain forms or situations at the very beginning of tax season while they're still testing their systems. The rep suggested I wait until mid-February and try again. Sure enough, when I re-submitted the same return information a few weeks later, it went through electronically with no issues. Might be worth holding off for a couple weeks if you filed very early, especially since you mentioned this hasn't been a problem in previous years.
Ive been studying this stuff for years and lemme tell you - cycle codes are just part of the picture. You need to look at your complete transcript analysis. Instead of trying to piece it together yourself, I highly recommend using taxr.ai. It breaks down everything in plain english - processing patterns, potential delays, exact expected dates. Way better than guessing or relying on outdated info floating around online. Plus it shows you what actions you might need to take if theres a hold up. Best dollar I ever spent on tax stuff tbh.
just checked it out, this is actually fire ๐ฅ told me exactly what was up with my return
Cycle 22 gang here too! ๐โโ๏ธ From what I've learned, it's basically Thursday processing but the 5 business days can vary. I got mine on day 6 last year because of a weekend delay. The transcript date is key though - that's your starting point for counting. WMR usually updates a day or two after your bank gets it, so don't stress if it's not showing there yet!
Fiona Sand
Has anyone used the IRS Tax Withholding Estimator on the official IRS website? I had a similar situation with extra dividend income and it helped me figure out exactly how to adjust my W-4.
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Mohammad Khaled
โขI tried it but found it super confusing. It asked for so many details from my paystubs and previous returns that I wasn't sure I was entering everything correctly. Is there a simpler tool you'd recommend?
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Alexander Evans
Just wanted to share my experience with a similar situation last year. I had about $8k in unexpected interest income and was really worried about underpayment penalties. What worked for me was increasing my withholding through my employer rather than doing quarterly payments. I calculated roughly how much extra tax I'd owe (used the 22% bracket estimate that Melody mentioned), then divided that by my remaining paychecks and added that amount to line 4(c) on my W-4. The nice thing about this approach is that the IRS considers withholding from your paycheck as if it was paid evenly throughout the year, even if you only increase it in the last few months. So you avoid penalties even if you make the adjustment later in the year. One tip: I'd suggest being slightly conservative and withholding a bit more than your calculation, just to be safe. You'll get any overpayment back as a refund, but it's better than owing at tax time!
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Charlotte White
โขThis is really helpful advice, thank you! I like the idea of using payroll withholding instead of quarterly payments - seems much simpler to manage. Quick question though: when you say "being slightly conservative and withholding a bit more," how much extra would you suggest? Like an additional 5% buffer or more significant than that? Also, did you run into any issues with your payroll department when you submitted the updated W-4 with the extra withholding amount? I'm wondering if they ask questions about why you're suddenly withholding more.
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Adrian Connor
โขI'd suggest adding about a 10-15% buffer to be safe - so if you calculate you'll owe an extra $2,200, maybe withhold an additional $2,400-2,500. That way you're covered even if your interest income ends up being slightly higher than expected or if there are other small changes to your tax situation. As for payroll, they've never asked me any questions about W-4 changes. It's pretty routine for them - people adjust withholding all the time for various reasons (marriage, kids, side income, etc.). They just process whatever you put on the form. The only thing they might do is give you a new copy to double-check your math, but that's about it. One more tip: keep track of your actual interest earnings throughout the year so you can fine-tune the withholding if needed. I checked my high-yield account statements quarterly and adjusted my W-4 once more when I realized I was going to earn a bit more than initially projected.
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