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Former tax preparer here - one thing nobody's mentioned yet is that if you're operating short-term rentals, you need to be really careful about material participation requirements. This affects whether your rental activities are considered passive or active, which impacts how losses can be deducted. Short-term rentals (average stay less than 7 days) are generally considered a business rather than a passive rental activity, which changes the tax treatment significantly. You'll want to track your hours spent managing the properties, advertising, communicating with guests, etc. Also, regarding travel expenses - a mistake I saw clients make all the time was trying to deduct trips that were 90% vacation and 10% "looking at properties." The IRS isn't stupid. The primary purpose needs to be business, or you need to clearly allocate which days/expenses were business vs. personal.
This is really helpful info, thank you! How many hours would I need to spend on my rental business for it to be considered "material participation"? And does managing my existing rooms count toward that total if I'm also using those hours to justify business travel to look at other properties?
For material participation in a short-term rental business, you generally need to meet one of several tests, but the most common is spending more than 500 hours per year on the activity. For smaller rental operations, there's also a 100-hour test if you have the most participation of any individual in the activity. Yes, all the time you spend managing your existing rental rooms absolutely counts toward your material participation hours. This includes time communicating with guests, cleaning, maintenance, bookkeeping, researching prices, updating listings, processing payments, etc. All of this builds your case for being actively engaged in the rental business, which supports both the material participation standard and justifies business travel to expand your existing operation.
Is anyone using TurboTax for their rental properties? I'm trying to figure out if I need to upgrade to their premium version or if the deluxe is enough to handle my two rental rooms situation similar to OP.
You definitely need at least TurboTax Premier for rental properties. The Deluxe version won't have the Schedule E forms you need. I tried doing it with Deluxe last year and had to upgrade halfway through. Save yourself the headache.
Don't forget about the Qualified Business Income deduction! It's a huge tax break for self-employed people that lets you deduct up to 20% of your net business income. Also look into setting up a SEP IRA or Solo 401k - you can contribute WAY more than a regular employee 401k and the tax savings are amazing. I'm a contractor too and I put away almost 25% of my income tax-free this way.
Can you explain how the QBI deduction works in simple terms? I tried reading about it online but got lost in all the technical jargon.
QBI deduction is basically a 20% discount on your taxable business income. So if you made $50,000 profit from your contracting work after all expenses, you get to deduct another $10,000 (20% of that profit) before calculating your income tax. You don't even need to itemize to get this deduction! There are some limitations if your income gets above $170,050 (for single filers in 2024), but for most beginning contractors, you'll qualify for the full 20%. The deduction appears on your 1040 after you calculate your business income on Schedule C - you don't need any special forms if you're a simple sole proprietor. It's essentially free money the government is giving to small business owners and self-employed folks.
random but important tip: save like 30% of everything u make for taxes!!! i learned this the hard way my first year as a contractor and ended up owing $8,400 i didn't have. now i auto-transfer 30% of every payment to a separate savings account so i don't touch it. also track ur phone bill if u use it for work calls! and any apps/software u buy for work. easy to forget those smaller things.
Agree 100%! I got absolutely destroyed my first year as 1099. Now I use a separate business checking account and put my "tax money" in a high-yield savings account so at least I earn some interest on it while waiting to pay the IRS.
just wanna add that CP2000s often have a "respond by" date that's usually 30 days from when they sent it. make sure you don't miss this deadline!!! if u need more time u can call and ask for an extension but they're not required to give u one. speaking from experience, trust me u don't want the headache of dealing with an expired notice š©
And make SURE you send it certified mail with return receipt if you're mailing your response! I learned this the hard way when the IRS claimed they never received my response to a similar notice.
Don't overlook the possibility that this could be a scam. Real IRS notices have a notice number, info about your rights as a taxpayer, and never ask for gift cards or wire transfers. The IRS also doesn't initiate contact through email, text or social media. If you're unsure if it's legitimate, you can call the IRS directly at 800-829-1040 to verify.
It definitely came through regular mail with all the official letterhead and notice numbers. I'm pretty sure it's legit - just confusing! Thanks for looking out though. I've heard about those scams where they call and threaten to arrest you if you don't pay with gift cards right away.
Whatever you do, don't ignore the IRS notices or miss deadlines for responding. That's the fastest way to make the situation worse. Even if you can't pay right away, always respond to notices and requests for information. Something else to consider - you may want to file separately going forward if you have any current year income. This prevents any new tax issues from getting mixed in with resolving the past problems.
So sorry about your situation. I'd recommend getting a free consultation with a tax resolution attorney before making any financial decisions. Many offer free initial consultations, and they can give you a realistic assessment of your options. With your health situation and age, you likely qualify for special consideration. If your husband truly handled all the finances without your knowledge, innocent spouse relief might significantly reduce your liability. Don't drain your retirement accounts before exploring this option fully. The IRS has specific provisions to protect retirement funds for seniors, especially those with health issues. Whatever you do, don't ignore the notices. Responding shows good faith even if you can't pay immediately.
Daniel Washington
14 Something nobody's mentioned yet - your work-study income of $3500 IS earned income already! Work-study is treated as employment income because the student has to work for it. So that portion is definitely earned income and counts toward the earned income requirements for tax credits. Only the $2000 scholarship/grant would potentially be unearned income if it's taxable. Just wanted to make sure that was clear since it affects your calculations.
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Daniel Washington
ā¢1 Oh that's an important point I hadn't considered! So are you saying that the $3500 work-study might already be enough earned income to maximize our Additional Child Tax Credit without needing to make the scholarship taxable?
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Daniel Washington
ā¢14 It depends on your total tax situation and other income. The refundable portion of the Additional Child Tax Credit is calculated as 15% of earned income above $2,500, up to the maximum credit amount. So with $3,500 work-study, that's $1,000 above the $2,500 threshold, which would give you $150 in refundable credit (15% of $1,000). If you need more than $150 of the refundable portion, then you might consider other options, but making the scholarship taxable won't help since it's not earned income. And as others pointed out, it could hurt your Premium Tax Credit. Your best bet is to run the calculations both ways with actual tax software to see which approach gives your family the best overall result.
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Daniel Washington
3 Just a heads up - for 2025 the filing threshold for dependents with unearned income is actually $1,300, not $1,250 like someone mentioned above. But the point still stands - if you make the $2000 scholarship taxable, your son would need to file. Another thing to think about - if your son doesn't need to file but you're considering having him file anyway to get some withholding back, that ALSO makes his income count toward the household income for Premium Tax Credit. The rule is that household income includes income of anyone REQUIRED to file a return, not just anyone who does file.
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Daniel Washington
ā¢22 Thanks for the correction on the threshold! Do you know if there's a way to calculate exactly how much including his income would reduce the Premium Tax Credit? I'm trying to figure out if it's worth it.
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