Having trouble properly recording Improvements to Rental Property LLC

[rhagey1920]

I have an LLC in california, single member.  It is long term rental property.  I made substantial renovations in the first 6 months of 2021 and then the "asset" was placed in service effective 6/30/2021.  Rental income came in the second half of the year.  Recording the income and the normal expenses is fine.  But I'm having trouble properly recording the home improvements.  I believe they should be recorded as an asset that then should be depreciated by turbotax.

When I go into the Business Assets section and enter a new asset (Property improvement contractor labor) and enter the cost (70k), I get 4 choices (1-computer, video, photo and telephone equipment, 2-Tools, machinery, equipment, furniture, 3-Real estate propery,4-Intangibles).  I select 3 and enter the date of service.  Then I get 3 choices (1-nonresidential real estate,2-qualified improvement property,3-specific qualified improvement).    The improvement property description is correct for the work that was done, but since it says qualified the description says it should only cover renovation activity AFTER the asset was placed in service.  With the Asset here being the House that is being rented, since the renovation was done before the asset was placed in service, this doesn't seem to make sense.

Help is greatly appreciated.

[ColeenD3 · Accepted solution]

Where are you in the program? Are you trying to enter it as a Schedule C asset? Despite the fact that you have an LLC, all rental assets are entered in Schedule E.

[rhagey1920]

Thank you, yes, the prompts make much more sense now, I was in schedule C.  I'm able to enter the improvements correctly now.

Do you know if there is a part in Schedule E where I need to assign the rental assets to the LLC as the property owner instead of directly to myself which looks like the default prompts?

[ColeenD3]

No, it is not necessary. A single-member LLC is a disregarded entity. As far as the IRS is concerned, you and your LLC are the same.