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rgrowl68
Returning Member

sale of rental property

I have had a rental property since 1980.  I depreciated it over 20 years to a cost basis of $0.  I have taken no depreciation since 2000.  I sold the property in 2019

I checked the box that said I sold the property in 2019 and it said I would enter the sales date under the depreciation section.  I can't find a place to enter the data related to the sale of the improvements I made to the property prior to sale???

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1 Reply
ColeenD3
Expert Alumni

sale of rental property

That is because you should have been depreciating those improvements even though the house was fully depreciated.

 

It is too late now to correct this in a simple way. You will need to file Form 3115. Also, you may have assigned the house a salvage value.

 

Straight Line Method

Before 1981, you could use any reasonable method for every kind of depreciable property. One of these methods was the straight line method. This method was also used for intangible property. It lets you deduct the same amount of depreciation each year.

To figure your deduction, determine the adjusted basis of your property, its salvage value, and its estimated useful life. Subtract the salvage value, if any, from the adjusted basis. The balance is the total amount of depreciation you can take over the useful life of the property.

 

Form 3115

 

Unfortunately the depreciation recapture is "allowed or allowable" meaning even if you never depreciated it, you would still have to recapture the depreciation. Depreciation taken would be on line 18 of Schedule E.

One solution is to elect an accounting method change and file a Form 3115 in the current year and take the  prior depreciation as a section 481(a) adjustment. [land  value is separated, land is not depreciated]

Below are the IRS links related to the change in accounting method. TurboTax does not have that form.

May be these will help

Form 3115, Application for Change in Accounting Method

http://www.irs.gov/uac/Form-3115,-Application-for-Change-in-Accounting-Method

Instructions for Form 3115 (03/2012) 

http://www.irs.gov/instructions/i3115/index.html

Form 3115,

http://www.irs.gov/file_source/pub/irs-pdf/f3115.pdf

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