Just throwing in some additional clarifications here.
(Painting kitchen cabinets, granite countertops, interior & exterior painting, roof repairs). Landscaping (some brickwork & mowing) $360.
I have no doubt the countertops are a property improvement that add to the cost basis of the house. But using my imagination here, I'm seeing all the kitchen stuff including the painting in the kitchen, as "a part of" the property improvement. So I'd make that a one lump sum property improvement.
Your roof repairs are a hard call here. If you had a new roof put on, that's a property improvement. Otherwise, you can't claim it as a rental expense unless the cost was incurred while the property was classified as a rental. If you need further guidance on determining if it was a roof repair or property improvement, then let us know what was done to the roof, as well as about how much it costs.
Is the brickwork pertaining to flowerbeds maybe? Depending on the actual work done and the cost, that could be a property improvement. Otherwise, it's a repair that can only be claimed on SCH E if the cost was incurred while the property was classified as a rental.
As for the mowing, that's a maintenance expense that can only be claimed on the SCH E if incurred while a rental. Otherwise, you can't enter, add or include that cost anywhere really. (It might qualify as a carrying cost for the sale expenses part.)
Insurance $502 (2/16 - 7/23), HOA $310 (2/16-7/23), Utilities $411 (2/16-7/23). Can I add these costs to the original $114,500 to equal the cost basis of $126,724?
Only those cost incurred while classified as a rental are deductible on SCH E. Otherwise, the HOA and Utilities are just flat out not deductible anywhere. I know the insurance isn't deductible anywhere for the period of time it was not classified as a rental.
Now some of the above costs I outlined (definitely not all of them) you may be able to claim as carrying costs or costs to prepare for sales, with your sales expenses if they don't qualify as a SCH E rental expense.
