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Don't forget to look into cost segregation for your rental property! Instead of depreciating everything over 27.5 years, you can potentially break out components like appliances (5 years), carpeting (5 years), landscaping (15 years) etc. This accelerates your depreciation deductions in the early years. Also, take lots of "before" pictures and document everything. The IRS loves to challenge rental property deductions so having good records is crucial. I've been audited twice on my rental properties and good documentation saved me both times.
Is cost segregation worth it for a smaller property? I've heard the studies can be expensive. At what property value does it start making sense to do this?
Cost segregation definitely makes more sense as property values increase, but there are now more affordable options for smaller properties. As a rough guideline, properties valued at $400,000+ can usually benefit enough to justify the cost, but it depends on your specific situation. Some tax software now includes simplified cost segregation tools that are much more affordable than the traditional engineering-based studies. These can work well for single-family or small multi-family properties. The higher your tax bracket, the more valuable the accelerated depreciation becomes, so that's another factor to consider when deciding if it's worth it.
Make sure you understand the "placed in service" rules for your rental property. You can't start taking depreciation until the property is actually ready to be rented. If you're doing major rehab, depreciation starts when the property is habitable and you're actively trying to rent it - not when you first got the property. Also watch out for the passive activity loss limitations depending on your income level. If your rental shows a paper loss because of depreciation but your income is above certain thresholds, you might not be able to deduct those losses against your other income without some planning.
Thanks for mentioning the "placed in service" timing - that's something I was confused about! So even though I own the property now, I can't start depreciating until after all the rehab is done and I'm actively trying to find tenants?
Exactly right! The "placed in service" date is when the property is ready and available for rent, not when you acquire it. So if you're doing major rehab work, you'll need to wait until the property is in rentable condition before you can start claiming depreciation. However, don't forget that the improvement costs you're putting into the rehab will become part of your depreciable basis once the property is placed in service. So while you can't depreciate during the rehab period, those improvement costs aren't lost - they get added to your basis and then depreciated over the 27.5 year schedule starting from your placed-in-service date. Keep detailed records of all your rehab expenses separated by repairs vs improvements, as @a54173a88722 mentioned earlier. This documentation will be crucial when you're ready to start your depreciation schedule.
Has anyone used TurboTax for calculating and paying quarterly estimated taxes on capital gains? I'm in a similar boat as OP and wondering if its worth paying for.
I use TurboTax and they do have a feature for estimated tax payments. It's decent but honestly their guidance on gifted stock basis is pretty limited. Their calculator is fine once you have the right numbers, but figuring out those numbers can be tricky with gifted securities.
Just went through this exact scenario last year when I sold some Microsoft stock my dad gifted me. One thing that really helped was keeping detailed records of everything - the original purchase date, price, and gift date. The IRS may ask for documentation to verify the cost basis, especially with older gifted stock. Also, don't forget about state taxes! Some states treat capital gains as ordinary income while others have preferential rates. Make sure you're calculating estimated payments for both federal and state if your state has income tax. For the quarterly payments, I'd recommend erring on the side of caution and making a payment for the quarter when you sold. Even if you end up overpaying, you'll get a refund when you file. Much better than dealing with underpayment penalties later!
Just want to add one important thing - if you're still sharing the mortgage with your ex even though he's gone, make sure you understand how the 1098 reporting works. The form usually only lists one borrower (primary) so if it has your ex's SSN on it, the IRS computer system is expecting him to report that interest. If you're claiming the interest on your return (which you probably should if you're making the payments), you need to include a statement with your tax return explaining that you're a co-borrower responsible for the debt and made the payments, but the 1098 was issued with the other person's info.
Is this actually true? I thought mortgage interest could just be claimed by whoever pays it, regardless of whose name is on the 1098? My partner and I aren't married but split the mortgage and we both claim half the interest.
The IRS rule is that the person who actually paid the interest can claim the deduction, regardless of whose name is on the form. However, the IRS computer system automatically matches 1098 forms to the SSN listed as the primary borrower. If you're not the primary borrower listed on the 1098 but you're claiming the deduction, you should include a statement explaining your situation to avoid a potential mismatch notice. This is especially important in cases like yours where you're claiming only a portion of what's on the 1098. The IRS publication actually states: "If you receive a Form 1098 which doesn't reflect the full amount of interest that you paid, you can still deduct the entire amount you paid. You'll just need to add a statement to your return explaining the difference.
I went through something very similar when my ex moved out suddenly and left me dealing with all the mortgage paperwork alone. Here's what worked for me: First, definitely call your mortgage company directly - as a co-borrower, you have every right to request the 1098. Have your SSN and loan number ready when you call. Most companies can email you a copy immediately once they verify your identity. If your mortgage company is being difficult or you can't get through, you have a few backup options: 1. Check if they have an online portal where you can download tax documents 2. If you paid through a bank account, your bank statements showing the mortgage payments can serve as backup documentation for the interest portion 3. For property taxes, if you paid them directly to the county (not through escrow), use those receipts One thing to be careful about - if the 1098 was issued with your ex's SSN as the primary borrower but you're claiming the deduction, include a brief statement with your return explaining that you're a co-borrower who made the payments. This helps avoid IRS matching issues later. The good news is that mortgage companies deal with these situations all the time, especially with divorces and separations. They should be able to help you get what you need for your tax filing.
Reason #47293 why I'm now making sure I owe a tiny amount each year instead of getting a refund. I'd rather pay them $50 than let them hold my $2000 hostage for a year with no recourse.
I'm so sorry you're going through this nightmare with the IRS. Your situation sounds incredibly frustrating and unfortunately all too common. Based on what others have shared here, it sounds like you have several good options to try: 1. **File Form 911 for Taxpayer Advocate Service** - This seems to be the most recommended route for cases like yours where normal channels have failed 2. **Contact your Congressional representative** - Multiple people here have had success with this approach, with some getting results in just 3 weeks 3. **Try to get the specific fax number** for the department handling your EIC case - one person mentioned this worked after 14 months of waiting The fact that you've been dealing with this since 2021 and haven't received a refund since then is absolutely unacceptable. The IRS's antiquated systems and understaffing issues don't excuse holding taxpayers' money hostage for years. I'd definitely start with the Taxpayer Advocate route and congressional contact simultaneously. Document everything - dates of calls, names of representatives, case numbers, etc. You shouldn't have to fight this hard for your own money. Hang in there and don't give up. Your refund belongs to you, not them.
Xan Dae
anyone else notice the website is down every night from like 11pm-5am? super annoying
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Fiona Gallagher
ā¢yep thats when they do updates. maintenance window or whatever š
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Micah Trail
I'm in the same situation - filed my KY taxes about 2 weeks ago and still nothing showing up on their system. From what I've researched, Kentucky's processing times have been really slow this year. Even though they update daily, it can take 4-8 weeks for the refund to actually show up as processed. The federal system is just way more efficient than most state systems unfortunately. Hang in there!
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