s*********y
发帖数: 2653 | 1 2015年买的房，租出去之前remodeling花了$12000，读了Pub 527，这比开销应该不能
deduct，而只能capitalize（虽然remodeling的一部分是repair，但IRS对于两者的界
定很模糊），算adjusted basis的时候我是不是应该把这个$12000加上买房费用（
house/building cost）得出一个总数，然后按27.5年的表来算depreciation啊？我的
理解是只要把depreciation填到Schedule E Line 18，再附上Form 4562就可以了吧？
另外2016年初花了$9000换了整套HVAC，因为furnace坏了，明年报税的时候是不是也只
能当improvement来算depreciation啊？实在很难区分IRS认为的repair and
improvement |
s*********y
发帖数: 2653 | 2 算出来Schedule E Line 21是负数loss，需要填Form 6198吗？
Line 24不让填负数，Line 25里我又没有在Line 22 claim任何loss，那怎么算Line 26
啊？直接把Line 21的负数填到1040 Line 17吗？ |
t****0
发帖数: 13 | 3 Remodeling cost as improvement of building can be depreciated separately. It
may have different depreciation period, such as 15 year for fence or roads.
Form 4562 should produce the total (both residential property and remodeling
items), the total is entered into schedule E line 18. Form 4562 may include
other items that you may depreciate.
The entire HVAC should probably treat as improvement, and will need to
depreciate. There is some safe harbor election may help if the amount of
improvement is relative small. |
t****0
发帖数: 13 | 4 You need file 8582 for rental loss.
Use private mailbox if you need help or you may need a CPA for the first
time of filing schedule E. |
s*********y
发帖数: 2653 | 5 谢谢回复，包子送上！
remodeling主要是整屋刷漆，装新地板楼梯瓷砖，换厨房disposer，换百叶窗等零碎小
件，我看pub 527和4562的说明都没有对这类东西进行划分归类，是不是就按照7-year
property来算啊？$12000包括了人工和材料，应该都能当basis吧？
HVAC算几年的property啊？
It
roads.
remodeling
include
【在 t****0 的大作中提到】
: Remodeling cost as improvement of building can be depreciated separately. It
: may have different depreciation period, such as 15 year for fence or roads.
:
: Form 4562 should produce the total (both residential property and remodeling
: items), the total is entered into schedule E line 18. Form 4562 may include
: other items that you may depreciate.
: The entire HVAC should probably treat as improvement, and will need to
: depreciate. There is some safe harbor election may help if the amount of
: improvement is relative small.
|
s*********y
发帖数: 2653 | 6 Pub 527还提到Settlement fees and other costs
The following settlement fees and closing costs for buying the property are
part of your basis in the property.
Abstract fees.
Charges for installing utility services.
Legal fees.
Recording fees.
Surveys.
Transfer taxes.
Title insurance.
Any amounts the seller owes that you agree to pay, such as back taxes or
interest, recording or mortgage fees, charges for improvements or repairs,
and sales commissions.
这是不是说我还可以把一部分closing costs算到basis里去啊？ |
t****0
发帖数: 13 | 7 If you just want to simplify the tax return, it should be ok to include all
$12000 into adjusted base.
Sounds many of your expense can be "Repair" rather than "Improvement". IRS
challenge more on the "Deduction" rather than "Depreciation". Anything which
is not specifically indicated in pub 527, probably can be treated as "
Repair".
However, most landlord (even with CPA) attempt to treat this type of expense
as "Repair or Maintenance" if possible, so they can be deducted immediately
. Otherwise, it will take 27.5 years to recover those expenses.
My understanding that entire HVAC replacement is 27.5 year property unless
it can meet certain safe harbor requirements. |
s*********y
发帖数: 2653 | 8 那closing cost中的一些是不是应该added to cost basis for 27.5 yrs
depreciation啊？我知道有几个可以是deductible as rental expense比如HUD-1上的
county tax和prorated interest
all
which
expense
immediately
【在 t****0 的大作中提到】
: If you just want to simplify the tax return, it should be ok to include all
: $12000 into adjusted base.
: Sounds many of your expense can be "Repair" rather than "Improvement". IRS
: challenge more on the "Deduction" rather than "Depreciation". Anything which
: is not specifically indicated in pub 527, probably can be treated as "
: Repair".
: However, most landlord (even with CPA) attempt to treat this type of expense
: as "Repair or Maintenance" if possible, so they can be deducted immediately
: . Otherwise, it will take 27.5 years to recover those expenses.
: My understanding that entire HVAC replacement is 27.5 year property unless
|
s*********y
发帖数: 2653 | 9 540 line 18 itemized deductions是由Schedule CA (540) line 44得来
https://www.ftb.ca.gov/forms/2015/15_540.pdf
但Schedule CA (540) line 44的计算并没有包括rental loss
line 38/39/40就是把federal Schedule A里除州税以外的开支算出来作为报州税的
deduction
https://www.ftb.ca.gov/forms/2015/15_540ca.pdf
是不是加州报州税的时候没法像把federal Schedule E弄到1040里那样啊？ |
