Thank you for the answer! really helpful!
Reading more about the de minimis safe harbor rules on the irs site and on turbo tax yesterday, I realized there is a 2% of unadjusted basis of the property limit to be able to claim this.
When I started the rental I used 292K as basis which I am deprecating over the 27.5y period, which I think that's the unadjusted basis the rule is calling for. This makes my limit 5840.
I've paid in 2016 for roof cleaning, exterior painting, plumbing repairs, HOA, etc. a lot more than that amount which I'd deduct normally anyway.
But the safe harbor rules I think refers to "all" repairs/maintenances whether I had intention to use them in the safe harbor rule or not. Am I reading this right? I am guessing this makes this ineligible then and the only option is depreciation?
Can someone please confirm since I think ideally the preference is to have them deducted as expenses and I want to make sure I don't miss out on the opportunity?
On a related note, If I was going to replace an broken garage opener instead, would the same rules apply, or would it be ok to just flat out call it a repair?
thanks again for all your help!
