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I think there's a simpler way to look at this. For the bedroom rental period, you had personal use of 2/3 of the house and rental use of 1/3. For expenses that benefit the entire house (like repairs to common areas), you'd deduct 1/3 as rental expenses. For the period when the entire house was rented, 100% of expenses would be rental expenses. Don't overcomplicate by doing daily calculations unless it's a shared expense that spans both periods, like annual property taxes or insurance.
But what about expenses that only benefit the rented bedroom during the first half of the year? Would those be 100% deductible or still just 1/3?
If the expense only benefited the rented bedroom and had no benefit to your personal use areas, then you could deduct 100% of that specific expense. For example, if you painted only the rented bedroom or replaced a window in only that room, those would be fully deductible. However, most home expenses (like roof repairs, HVAC, plumbing, exterior painting, etc.) benefit the entire property and would need to be allocated based on the portion used for rental (1/3 in your case for the first period).
Don't forget to also track your "days of personal use" vs "days of rental use" on Schedule E! This is different from the allocation of expenses. The IRS wants to know the actual days the property was rented at fair market value, days it was available for rent but not rented, and days of personal use. In your case, for the bedroom rental period, you'd report 181 days of rental use for that portion. Then for the whole house rental, you'd report 170 days of rental use. It gets complicated with partial use properties but it's important to get right because it affects whether your rental is considered a business or a hobby.
Your roommate should talk to their employer about a couple options: 1. Request reimbursement for supplies through an accountable plan. This would let them get reimbursed tax-free. 2. Ask about changing their employment structure. Many tattoo artists work as booth renters (self-employed) rather than employees specifically because of the equipment issue. The shop is honestly getting a great deal if they're paying employment taxes on them but making them buy all their own equipment. Most tattoo artists I know either work as independent contractors or the shop provides the basics.
Thanks for the suggestions! Do you know if the booth rental option would require my roommate to do anything special with taxes throughout the year? They're worried about owing a huge amount at tax time if they go independent.
If they switch to booth rental (self-employed), they would need to make quarterly estimated tax payments. They'd pay both income tax and self-employment tax (which covers Social Security and Medicare). The benefit is they could deduct ALL their business expenses - not just supplies, but also a portion of their phone bill, mileage driving to buy supplies, art classes to improve their skills, even a home office if they do any work at home. These deductions often offset much of the self-employment tax increase.
I'm a tattoo artist and this is exactly why I left being an employee! The booth rental/independent contractor route is WAY better tax-wise if you're buying all your own stuff anyway. One thing nobody mentioned - if your roommate gets reclassified, they should look into setting up an LLC or S-Corp eventually. Once you're making decent money (like $40k+), the tax savings can be huge. My accountant saved me about $6k last year through my S-Corp setup.
Is it complicated to set up an LLC? I'm in a similar situation (hairstylist buying all my own stuff) and thinking about going independent, but all the business formation stuff seems intimidating.
Just to add another perspective - I'm also a tutor and went through this exact situation last year. I decided to use regular depreciation (MACRS) instead of Section 179 because my income is growing each year, and I wanted to spread the deductions out over years when I'd be in a higher tax bracket. If you're expecting your tutoring income to increase significantly in the coming years, it might be worth considering the long-term strategy rather than getting the full deduction now. Just something to think about!
That's a really smart point about considering future income growth! Do you know off-hand what the depreciation percentages would be for each year if I went the MACRS route? And did you have to file any special forms when you did this?
For 5-year property under MACRS with the half-year convention, the percentages are roughly: 20% in year 1, 32% in year 2, 19.2% in year 3, 11.52% in year 4, 11.52% in year 5, and 5.76% in year 6. But since you're starting in the year after purchase, you'd use 32% for this year. Yes, you'll need to file Form 4562 (Depreciation and Amortization) with your Schedule C regardless of which method you choose. It's not particularly complicated, but tax software makes it much easier. The form has specific lines for listing your depreciable business assets and the method you're using.
Has anyone used TurboTax Self-Employed for handling this kind of depreciation situation? I'm in a similar boat and wondering if it walks you through all these options or if I need something more specialized.
I used TurboTax Self-Employed last year for my freelance business, and it does handle depreciation including Section 179 and MACRS. It asks a series of questions about when you purchased the equipment, what it's used for, and then gives you the options. It filled out Form 4562 automatically based on my answers. The interview process was pretty straightforward for basic equipment like computers. If you have more complex assets it might be worth getting additional help, but for a laptop used for tutoring, TurboTax should be fine.
Just FYI - I'm a regular eBay seller and one important thing to know is that eBay now collects sales tax on your behalf in most states anyway. So for your current sales, you don't need to worry about collecting or remitting sales tax yourself. For your past purchases where you didn't pay use tax, that's between you and your state. Some states have amnesty programs where you can pay past use tax without penalties if you're concerned. But as others mentioned, for IRS purposes, they just care about your cost basis vs selling price for determining if you made a taxable gain.
Thanks for mentioning that about eBay handling the sales tax now. I didn't realize that! So I just need to focus on accurately reporting my cost basis vs. selling price on my tax return? Do you know if it matters whether these were personal items vs. items I bought with the intention to resell?
For the IRS, intent does matter. If these were truly personal items you originally bought for yourself (not with intention to resell), then you're generally not taxed on sales unless you sell for more than your purchase price. Many personal items actually sell at a loss, which isn't deductible for personal items. If you bought items specifically to resell, that's different - you'd report all profit as business income on Schedule C and could deduct legitimate business expenses. The line gets blurry when you're selling collectibles that appreciated in value while you owned them. Those can be subject to capital gains tax (usually at higher collectible rates of 28% versus normal capital gains rates).
One thing no one's mentioned - if you're just selling personal stuff occasionally, the IRS probably won't even know about it until the 1099-K thresholds kick in. For 2023 its $20K and 200 transactions, but in 2024 it drops to $5K. So unless you're selling a lot, this might be a non-issue anyway. And honestly, practically nobody reports use tax on their personal online purchases. States know this is happening but they don't have good enforcement mechanisms for individual consumers. They're more focused on going after businesses or marketplace facilitators (which is why eBay now collects the tax).
Oliver Brown
If you're just starting to learn taxes, focus on understanding your tax bracket and the difference between deductions and credits. Deductions reduce your taxable income, while credits directly reduce your tax bill dollar-for-dollar. Credits are way more valuable! Also, save everything! I keep a folder for receipts and tax documents throughout the year. Even stuff you think might not matter could be deductible depending on your situation. And definitely use tax software the first few years - it'll walk you through everything step by step.
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Mary Bates
โขIs there a simple way to figure out which credits I might qualify for? There seem to be so many and the eligibility requirements are confusing.
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Oliver Brown
โขThe most common credits for younger people are the Earned Income Tax Credit (if your income is below certain thresholds), education credits like the American Opportunity Credit or Lifetime Learning Credit if you've paid for college, the Saver's Credit if you've contributed to retirement accounts, and potentially the Child Tax Credit if you have kids. Most tax software will automatically check your eligibility for credits as you go through the filing process. You just answer questions about your situation, and it determines what you qualify for. That's why I recommend software for beginners - it does the heavy lifting of figuring out which credits apply to you.
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Clay blendedgen
Honestly the best way to learn is by doing. Reading about taxes is helpful but actually filling out forms is when it really clicks. I'd recommend downloading the free fillable PDF forms from the IRS website and practice filling them out before you submit anything. Form 1040 is the main form everyone uses, and you'll learn a lot just by seeing how the different schedules connect to it. Don't be afraid to make mistakes in your practice runs - that's how you learn what questions to ask!
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Ayla Kumar
โขDo you think that's better than using tax software for a first-timer? I'm worried I'll get totally lost in the forms without guidance.
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