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Another option nobody mentioned is the Section 179 deduction, which can sometimes be used for certain rental property improvements including HVAC systems, depending on your specific situation. But be careful - there are income limitations and it gets complicated for residential rentals. Actually, I just realized that Section 179 generally doesn't apply to residential rental property improvements... my bad. The 2017 tax law changes made this area confusing. Stick with the standard MACRS depreciation unless a tax pro tells you otherwise for your specific case.
Yeah, I looked into Section 179 for my rental property improvements too and got excited before realizing it doesn't work for residential rentals. It's frustrating how the tax code seems to have all these exceptions and special cases! Every time I think I've found a better way to handle expenses, there's some obscure rule that disqualifies rental property owners.
I went through this exact same situation last year with my rental property HVAC replacement! The 27.5 year depreciation schedule definitely feels disconnected from reality when you know these systems typically last 12-15 years. What helped me was understanding that you have options when the old system is removed. You can elect to "dispose" of the remaining undepreciated basis of the old HVAC system, which allows you to deduct that remaining value in the year of replacement rather than continuing to depreciate something that no longer exists. For your $9,800 replacement, make sure you keep detailed records of the removal and installation. The IRS requires documentation that the old system was actually removed/disposed of to claim the remaining depreciation as a loss. Also, consider whether any portion of the work might qualify as repairs under the safe harbor election for small taxpayers (if your average annual gross receipts are $27M or less). Things like ductwork cleaning or minor component replacements might be immediately deductible rather than depreciable. The key is proper documentation and potentially working with a tax professional who understands rental property depreciation rules. The initial investment in good advice can save you thousands over the depreciation period.
This is really helpful! I'm actually in a similar situation with an old boiler system that needs replacing in my rental duplex. When you say "elect to dispose" of the remaining undepreciated basis, is this something you have to formally file with the IRS or is it just how you report it on your tax return? And did you need any special forms beyond the usual depreciation schedules? I'm also curious about the documentation requirements you mentioned. Did you need receipts showing the old system was hauled away, or photographs, or just the invoices from the HVAC contractor showing removal and installation as separate line items?
I'm surprised nobody mentioned that you might want to prioritize the more recent tax years first. The IRS generally has a 3-year statute of limitations for audits and amendments, so 2019 might be cutting it close depending on when you filed.
Good point! For 2019, the deadline for amending would be the later of: 3 years from when you filed or 2 years from when you paid the tax. So if OP filed their 2019 return on April 15, 2020, they'd have until April 15, 2023 to amend. But if they got extensions or filed late, they might still be within the window.
I went through this exact same situation two years ago and can confirm what others have said - it's not as scary as it seems! I had about $35,000 in unreported backdoor Roth conversions from 2018-2021. Here's what I learned: First, definitely prioritize getting 2019 fixed ASAP since you're approaching the 3-year statute of limitations. Second, the IRS was actually pretty understanding when I explained it was an honest mistake about reporting requirements. The key thing that helped me was keeping detailed records showing the timeline: contribution date, conversion date (hopefully very close together), and the exact amounts. This proves you did a legitimate backdoor Roth and weren't trying to hide anything. I ended up owing about $47 total across all years - just tax on the small gains that occurred between contribution and conversion (like $2-3 per conversion). No penalties since I proactively corrected it and included a reasonable cause letter explaining I misunderstood the Form 8606 requirement. The whole process took about 6 months to fully resolve, but the peace of mind was worth it. Don't let this keep you up at night - just get started on those amended returns!
This is really reassuring to hear from someone who actually went through the process! I'm in a similar boat with about $24,000 in unreported conversions from 2020-2022. Your point about keeping detailed records is super helpful - I think I have all the documentation showing the contribution and conversion dates were within days of each other. Did you use any specific language in your reasonable cause letter that seemed to work well with the IRS? I'm trying to figure out how to explain that I genuinely thought the backdoor Roth was a "one step" process and didn't realize there were separate reporting requirements for the conversion part. Also, 6 months seems like a long time - was that mostly just waiting for the IRS to process everything, or were there back-and-forth communications needed?
Hey, stupid question maybe, but are we sure this cost doesn't qualify as a repair rather than an improvement? I thought if you're just replacing something with a similar unit (not upgrading significantly), it could count as a repair and be fully deductible in the year you paid for it? I replaced my rental's refrigerator last year and deducted the whole thing as a repair expense. Was that wrong?
That's actually not a stupid question at all! The IRS distinguishes between repairs and improvements, and it can be confusing. For tax purposes, a repair keeps your property in good working condition but doesn't materially add value or substantially prolong its life. An improvement, on the other hand, adds value, extends the useful life, or adapts the property to new uses. Replacing an entire AC condenser unit typically falls under "improvement" because you're replacing a major component that will substantially prolong the useful life of the HVAC system. As for your refrigerator, that's actually considered a separate appliance asset with its own depreciation schedule (typically 5 years), not a repair expense. So technically, that should have been depreciated as well.
Great question! I've been managing rental properties for about 8 years and dealt with similar situations. The AC condenser replacement is definitely a capital improvement that needs to be depreciated over 5 years, as others have mentioned. One thing I'd add is to make sure you're separating the condenser unit from any ductwork or other HVAC components if they were part of the same job. The condenser itself is 5-year property, but structural components like ductwork might have different depreciation periods. Also, since this happened in 2022 but you're filing for 2024, make sure you're placing the asset in service in the correct year (2022) when you set it up in TurboTax. The depreciation should have started in 2022, so you'll need to account for the depreciation you should have taken in 2022 and 2023 as well. For a $5,900 expense on a single rental property, I'd lean toward regular MACRS depreciation over Section 179 unless you have significant rental income. Section 179 can't create or increase a rental loss, so if your property breaks even or loses money, you won't get the full benefit anyway.
This is really helpful advice about separating the different components! I'm new to rental property ownership (just inherited my first one last year) and I'm realizing there's so much I don't know about the tax implications. Quick question - when you mention accounting for depreciation from 2022 and 2023, does that mean I need to file amended returns for those years? Or can I just catch up on the missed depreciation when I file my 2024 return? I'm worried I might have messed up my previous filings by not including this properly. Also, do you have any recommendations for keeping better track of these kinds of expenses going forward? I feel like I'm going to run into this same confusion with every major repair or replacement.
This is great information everyone is sharing! I'm also a service-based business owner (handyman services) and was completely unaware I could deduct mileage. I've been driving to client locations for two years now and never claimed any of these miles because I thought it was just "commuting." I do have a dedicated office space in my basement where I handle all my scheduling, invoicing, and business planning. It sounds like I need to start tracking my mileage immediately and possibly look into amending previous tax returns? One question though - do I need to track mileage for every single trip, or can I estimate based on regular routes to frequent clients? Some of my clients are repeat customers where I go to the same address multiple times per month.
You definitely need to track every single trip individually - the IRS doesn't allow estimates or averaging for mileage deductions. Each trip needs to be documented with the date, starting point, destination, business purpose, and miles driven. Even if you're going to the same client multiple times, you need to log each individual trip. For amending previous returns, you can file Form 1040X for up to three years back if you have adequate records. However, if you don't have detailed mileage logs from those years, it might be difficult to support the deduction. Going forward, definitely start tracking immediately - use one of the mileage apps mentioned earlier or keep a detailed written log. The good news is that handyman services typically qualify easily for the home office deduction since you're doing administrative work from home, which makes your mileage to client locations clearly deductible business travel rather than commuting.
Great thread with lots of helpful information! I'm also self-employed (freelance marketing consultant) and this discussion has been really eye-opening. I've been missing out on mileage deductions for client meetings because I thought since I work from home, any driving was just "personal" travel. One thing I want to add that I learned from my accountant last year - if you're using the standard mileage rate, make sure you're using the correct rate for the tax year. The rates change annually. For 2024, it's 67 cents per mile for business use (up from 65.5 cents in 2023). Also, don't forget that you can deduct mileage for business-related trips beyond just client visits. This includes driving to the bank for business deposits, to the office supply store for business purchases, to networking events, etc. As long as the trip has a legitimate business purpose and you're traveling from your home office (principal place of business), it should qualify. The key is really having that qualifying home office and keeping meticulous records. I use a simple spreadsheet with columns for date, starting location, destination, business purpose, and miles. Takes 30 seconds to log each trip but can save hundreds or thousands at tax time.
This is such valuable information, thank you! I had no idea the mileage rate increased for 2024. As someone who's new to self-employment taxes, I'm realizing how much I don't know. Your point about other business-related trips is really helpful too - I never thought about deducting mileage for trips to the bank or office supply store. Quick question about the spreadsheet approach - do you also track your odometer readings at the beginning and end of each trip, or is just logging the total miles sufficient? I want to make sure I'm documenting everything correctly in case of an audit. Also, for someone just starting to track this mid-year, should I go back and try to reconstruct my business trips from earlier this year using calendar appointments and receipts, or just start fresh from now?
Beatrice Marshall
@Mia Roberts - I went through this exact same situation two years ago! The transition from married filing jointly to head of household can definitely be confusing. Here are the key things that helped me: 1. **Head of Household**: You likely qualify since you're providing more than half the cost of maintaining a home for your kids. This gives you better tax rates than filing single. 2. **Child Tax Credit**: With two kids under 17 and your $58k income, you should definitely claim the full credit. Put $4,000 in Step 3 of your W4 ($2,000 per child). 3. **Don't forget about childcare**: If you're paying for daycare or after-school care so you can work, look into the Child and Dependent Care Credit. This won't affect your W4 but will help at tax time. 4. **Consider quarterly estimated payments**: If you have any side income or irregular earnings, you might need to make estimated payments to avoid underpaying. The biggest mistake I made my first year was not adjusting my withholding enough to account for losing the "married filing jointly" benefits. Better to have a little extra withheld than owe a big chunk next April! You've got this - being a single mom is tough but you're taking all the right steps by asking for help.
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Justin Trejo
ā¢This is such helpful advice! I'm also a newcomer to single parenting after divorce and I'm curious about the childcare credit you mentioned. Do you know if there's a limit on how much you can claim? I'm paying about $800/month for daycare for my 3-year-old and wondering if that's all eligible or if there's a cap. Also, when you say "quarterly estimated payments" - is that something most people need to do, or only if you have a lot of extra income? I do some freelance work on weekends but it's not huge amounts.
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Molly Chambers
ā¢@Justin Trejo Great questions! For the Child and Dependent Care Credit, there are limits. You can claim up to $3,000 per child or ($6,000 for two or more kids in) qualifying expenses. So your $800/month $9,600/year (would) be capped at the $3,000 limit for one child. The credit is typically 20-35% of qualifying expenses depending on your income. For quarterly estimated payments, the general rule is if you ll'owe $1,000 or more in taxes after withholding and credits, you should make estimated payments. With your freelance work, even if it s'not huge amounts, it s'worth calculating. If you re'making more than a few thousand a year from freelancing, you ll'probably want to make quarterly payments or increase your W4 withholding to cover the additional tax liability. @Mia Roberts might want to consider this too if she picks up any side work to supplement her income as a single mom!
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Ethan Davis
@Mia Roberts - As someone who went through a similar transition last year, I wanted to add a few practical tips that really helped me navigate the W4 as a newly single parent: **Double-check your qualifying dependents**: Make sure your divorce decree specifies who claims the kids each year. Even if you have physical custody, sometimes there are agreements about alternating years for tax purposes. **Consider your new marginal tax rate**: At $58k as head of household with two kids, you're likely in the 12% bracket, but it's worth running the numbers. The child tax credit will significantly help, but don't forget about the earned income credit if you qualify - it phases out around $50k for HOH with 2 kids, so you might still get some benefit. **Timing matters for mid-year changes**: Since you started this job after your divorce, make sure your withholding accounts for the partial year. If you worked part of the year under different circumstances (married, different job, etc.), your annual withholding calculation needs to reflect that. **Keep good records**: Start tracking any work-related childcare expenses, as these can be deductible. Also, if you're paying health insurance premiums for the kids, those might be deductible too. The learning curve is steep, but you'll get the hang of it! Feel free to ask if you have specific questions about any of these points.
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Chloe Davis
ā¢This is such comprehensive advice! I'm also navigating my first year as a single parent after divorce and had no idea about the earned income credit potentially still applying at higher income levels. One thing I'm struggling with that you might know - if my divorce was finalized in March but I had been separated and living apart since last July, does that affect how I should handle the timing on my W4? I've been the primary caretaker of my daughter this whole time, but technically we were still married for part of the tax year when I started my current job in January. Also, when you mention work-related childcare expenses being deductible - is that separate from the Child and Dependent Care Credit that was mentioned earlier, or are those the same thing? I want to make sure I'm not double-counting anything when I plan my withholding.
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