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The IRS allows you to take tax deductions for any legitimate expense related to running
a rental property. If you own rentals, you can claim expenses in 12 categories spanning
everything from interest, to insurance, repairs, and depreciation. However, you must
record them, according to IRS guidelines.
To fulfill your tax and bookkeeping needs, it’s important to have access to the right
tools. You can check out our list of tax software reviews to find the best one for you.
In a hurry? Wish you could download a free worksheet to help make sense of rental
property tax deductions? No problem.
In this article, we will discuss some of the tax benefits of rental property. We will break
down each category to help you know what questions to ask your accountant. Keeping
track of the items below could save you big at tax time. To learn more about real estate
investing, read our beginners guide real estate investing.
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Determining what the depreciation figure is — and keeping proper records over time —
is vital, and you should turn to your certified public account (CPA) or tax professional for
assistance. Generally, you can depreciate your rental property value minus the cost of
land evenly over 27.5 years, known as straight-line depreciation.
To figure out the depreciation, you first subtract the land value from the combined
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value of the land and building. Then you divide the building value by 27.5 years to get
the amount of yearly depreciation.
$5,454.54 is the annual amount you can deduct when filing your rental property taxes.
You will do this each year to assess the current home value and the associated annual
depreciation.
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When you make a loan payment on your rental property, there are two components to
that payment. There is a portion going to the principal and a portion going to an
interest expense. You can see this by looking at your monthly statement. Unfortunately,
you can’t deduct the principal portion of your payment. However, you can deduct the
interest portion.
For example, let’s say you have a mortgage or other loan related to the property with a
monthly payment of $1,000. Let’s assume $200 is applied to principal, meaning that
$800 is interest. Only the $800 is deductible as an expense. Multiply this interest by 12,
and you find your annual interest deduction of $9,600. You can keep track of mortgage
interest paid, with property management software.
Mortgage Interest
Since the main loans on a rental property are likely mortgages, this is the first interest
figure to consider. You can also deduct loan points as a form of prepaid interest. Prior to
the 2018 Tax Cuts and Jobs Act, you could deduct interest on home equity lines of
credit (HELOC), but now there are restrictions.
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This is an area where you may want to engage the services of your accountant because
deductibility for unsecured loans can be tricky ― particularly if the proceeds were used
on more than one property or certain amounts used personally. Accurate accounting is
vital.
Similar to the situation with unsecured loans, involve your tax professional or CPA if you
are trying to deduct credit card interest because it can be tough to track properly.
If you want more information on business credit cards, how they work, and who they’re
right for, then check out our guide to the best small business credit cards of 2018.
We will now discuss property taxes, licensing fees and other rental property taxes.
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Property Taxes
Virtually every county or municipality in the country charges property taxes. In rural
areas, the amount may be small, perhaps only a few hundred dollars. In some markets,
property taxes can be quite high, sometimes up to six figures a year. Rental properties
are typically taxed at a higher rate than primary residences.
You can find your rental property tax rate at your county’s o!ce of the assessor or
recorder. Sometimes these o!ces have slightly di"erent names, but you can Google
your county and find property tax information on their site as well as a contact phone
number. If you have a mortgage on the property, your lender will send you an escrow
summary that shows property taxes paid as well.
Licensing Fees
Many states have licensing requirements for rental property. This refers to a license
specifically for the property, not to be confused with a business license for your real
estate business, which may be deductible. If you’ve had to obtain or renew a landlord or
similar license for the property, that cost is deductible.
Some municipalities require a vacation rental license for short-term rentals, which
typically cost around $1,200 the first year and around $600 in subsequent years,
depending on the property area and number of bedrooms. For additional information on
short-term rentals, check out our guide to buying a vacation rental property.
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areas throughout Arizona. If you are required to pay a tax on rental amounts, that
expense is deductible. These taxes vary by state and, sometimes, vary by city, county,
or even municipality.
Liability insurance
Hazard and fire insurance
Sewer backup insurance which can be added to your hazard policy
Flood insurance which covers water coming from any source outside the home
and is required by most mortgage companies
Loss of income insurance which can be added to your hazard policy and will cover
you in the case of lost rental income
Insurance specifically for a rental property is generally 15% to 20% more than a policy
for an owner-occupied policy. The average annual premium on landlord insurance is
about $822. This varies, depending on the size, cost, and location of the rental property.
For more information, read our article on landlord insurance.
Properties
If you have other forms of insurance such as a landlord liability policy or umbrella
liability policy that covers multiple properties, you will want to seek the counsel of your
tax professional or CPA to determine how it should be deducted. One option is to
prorate the cost among each property; another possibility may be to deduct it from the
overall business entity.
Heating bills
Electricity
Air conditioning
Water
Sewer
Trash & recycling
Internet, television & phone services
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Improvements
Improvements are considered long-term benefits to the property and are depreciated
over several years. Some items may be depreciated over five years, others as long as
27.5 years. Using the roof example from above, if it’s the entire roof being replaced,
that’s considered a capital improvement and must be depreciated over 27.5 years.
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Since the roof has been depreciated, you can’t expense the entire cost in one year.
Instead, you would spread the cost out over 27.5 years. So, if the roof was $15,000, you
should deduct the same amount each year, according to the IRS, in the straight line
depreciation method. This means you would deduct $545.45 each year for 27.5 years.
With improvements, it’s vital to involve your CPA or tax professional. It’s important to
classify and compute things correctly, and the recordkeeping responsibility is rigorous.
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Advertising
Any amount you expend to advertise your building, its availability for tenants, or for
anything else related to the property like trying to find an on-site manager or contractor
are all deductible as normal operating expenses. This includes fees or subscriptions for
websites like Zillow where you might list your property for rent.
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In addition, you may be able to deduct items required by your HOA. For example, some
HOAs require expensive for rent signs that meet certain specifications. These sign
expenses would generally be deductible.
Auto Expenses
Business use of your car for your rental properties is deductible. If you have to drive to a
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property to show it, tackle repairs, or otherwise visit the property for a legitimate
operational purpose, the mileage is deductible.
Auto expenses can be deducted using the standard mileage method or the “actual”
method. For 2019, the IRS set the rate at 58 cents per mile driven for business. The
“actual” method uses the percentage of all actual vehicle expenses used for business.
Both require you to keep the necessary records. To learn more details about mileage
deduction, read our guide on standard mileage deduction.
There are also apps for smartphones that make keeping the records very easy and
convenient. You don’t have to write it down or wait until you’re in front of your
computer to record your mileage. Instead, you can download the app on your
smartphone and keep track of your mileage on the go. To learn more about these
convenient smartphone apps check out our guide on the best mileage tracking apps.
Additionally, you may have investment business mileage not attributable to individual
properties but, to the business overall, that may also be deductible. Any business-
related mileage like going to the o!ce supply store or post o!ce is deductible if
documented properly.
However, only the business portion of the trip is deductible; you have to prorate that
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portion, which is clearly business vs that which isn’t. In the above example, if you
stayed a week, but only dealt with the property for two days, you can’t deduct all seven
days’ worth of meals or hotel costs.
To learn more about properly deducting travel related expenses check out our guide on
deducting travel and entertainment expenses.
Other supplies might be applicable to several or all of your properties and deductible to
the business as a whole. An example might be computer printer paper, which can’t be
allocated to a single property but is used for anything related to the business.
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If you have an entity like an LLC or corporation, there may be the possibility of the
company employing you as a property manager, which means your salary will be a
deductible expense. In that case, you can deduct property management software for
things like marketing your property and tenant screening.
Real estate investors with large multi-unit properties or apartment buildings will often
hire on-site property managers. Salaries and any benefits paid to these managers are
fully deductible rental property expenses.
Loss Limitations
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Properties showing a loss o"er the most tax benefit, although you should be aware of
two things. First, losses are limited to $25,000 in any year, although you can carry over
any excess losses into future years. Second, any tax savings stemming from a rental or
any other business loss only end up being a portion of what was expended.
Depending on the situation, that can save you from approximately 7.5% to upward of
15.3% of the profits derived from the properties. For more information on FICA, check
out our helpful FICA guide.
Currently, capital gains tax rates run from 0% to 20%. That’s compared to income tax
rates that range from 10% to 37%, so it’s a substantial tax savings. For more information
on taxes specific to flipping houses, read our guide to house flipping taxes.
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Depreciation Recapture
Unfortunately, depreciation is a bit of a double-edged sword. At the outset of
ownership, depreciation provided a tax benefit. However, when you sell, it creates a
taxable amount through what’s called depreciation recapture. In short, a portion of the
depreciation you’ve taken through the years will be taxed as part of the gain on the
sale.
What’s important to note here is that most investors are not even aware of depreciation
recapture, but it can wield a big tax bite upon sale. It’s one of the main reasons to have
a tax advisor or CPA handle the tax strategy for your rental properties.
If you have a second home or vacation property that you sometimes rent out, account
for it as a rental property for the period of time you are leasing it. That means you may
be able to write o" things like advertising, rental commissions, part of the insurance,
prorated repairs, and so on.
That will help o"set the income generated by the rents and might mean a fairly hefty
tax deduction at the end of the year.
Keep in mind that as of 2018, the maximum interest deduction limit on vacation homes
and primary residences is $750,000. A vacation property is generally considered a
rental property if it’s rented for more than 14 days a year. This is another area that can
be tricky when calculating deductions, so it’s best to consult with your tax expert to
receive the most tax benefits of rental property.
If your property is a qualified historic property, you might be entitled to take a historic
tax credit. Historic tax credits are available at the federal level, and many states like
Ohio and Massachusetts also have programs. These may apply to both the building’s
renovation and/or the operation of it as a rental.
Tax credits are a bit di"erent than tax deductions. Whereas tax deductions come back
to you as a portion of the e"ect of expenses, tax credits are dollar for dollar. In other
words, spend $1 on renovations, get $1 reduction in the taxes owed.
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The three types of property ownership that a"ect tax benefits include:
Sole proprietorship
Partnership
Corporate entity
In particular, there are tax deductions that are directly tied to the rental properties
themselves. These are known as Schedule E deductions. There are others that can be
attributed to an overall business that runs the investment business, known as Schedule
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C deductions. The type of business entity you select will govern, to a great degree, how
much of the latter kind of deductions you can take.
Since the creation of the 2018 Tax Cuts & Job Act, each of the three entities is now
entitled to a new pass-through tax deduction as long as the rental activity qualifies as a
business for tax purposes. You will be able to deduct 20% of your net rental income.
Basically, you will pay taxes on 80% of your net rental income, instead of 100%. This can
get complicated if you have employees or if your annual taxable income exceeds
$415,000 for married couples filing jointly.
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Bottom Line
Real estate investors have access to an abundance of rental property tax deductions.
Depending on how you hold the properties, you may be able to deduct expenses
directly related to running the properties along with deducting expenses related to the
overall business entity. Tax laws for rental property are complex, and it’s advisable to
use a tax professional or CPA.
Michelle Ivy
Michelle is a licensed real estate broker owner and sta" writer at Fit
Small Business, specializing in real estate investments. She is also
COO of a global investment firm that specializes in infrastructure
financing. Prior to joining the Fit Small Business editorial team,
Michelle owned a Registered Investment Advisory firm and
participated in real estate flip projects as a principal investor. When
Michelle isn’t writing or advising she enjoys traveling, pilates, and
spending time on the water in Charleston, S.C.
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