pk
Level 15
Level 15

Investors & landlords

@thompsam ,  (a) there are  really no section 1031 related changes that have been enacted recently.  Note however that 1031  is only a mechanism  for  and reporting of  exchanging one asset for another like-kind, it  has nothing to do with recognition of income and expenses associated with the asset  ( from a purist standpoint).

(b) once the exchange has been consummated, the reporting of income and expenses (schedule-E in your particular case ) must conform to the actual acts and circumstances i.e.  in my purist view,  the yearly return must recognize  the existence of both the properties -- I say this because  in actual fact the  expenses  and earnings for each property  occurs  ONLY during  ownership of that property -- thus you should not claim expenses  of the new property on the  old/relinquished property , even though tax wise it may not make a difference but artifacts  are not real and you are claiming that as true  and it is not.

(c) my suggestion would be to declare the property B  ( the  new property ) as a new property with its own  earnings  ( zero in your case ) and expenses & depreciation etc.  This is because  even when you do not have a renter, it is still available for rent  i.e. if somebody want to rent this in December ( very unlikely ) for a good amount , you would not refuse that, would you?  The property is still rental property  and not a second home/personal use property.

 

That is where I stand on this --- I do not believe  any of the superusers would disagree with me on this.