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I have a rental building with 3 water heaters. They all needed to be replaced and were under warranty. I had to pay for labor to replace them (for which i issued a 1099 to independent contractor), but not the water heaters themselves. Do i depreciate them at the value they're worth or not at all since i didn't pay for them? The previous water heaters were with the building before i took ownership of the building.
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the only cost you incurred was for IC's to replace them. how much? if the amount was not significant I would just expense them as repairs. if it was a large amount they may still qualify for expensing under the de - minimus rules (under $2,500). they are considered part of the real property, permanently attached so the life would be 27.5 for residential 39 years for commercial property if they don't qualify for expensing
As the heater were replaced under warranty and you did not pay for them, do not enter them as an asset. Consider that they are part of the building when you bought it. You can deduct the labor cost as a repair expense.
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