Is the Prior Deprecation of a rental property on the Schedule E - Asset Worksheet the sum of depreciation actually taken or is it the sum of depreciation schedule?

hazzard-matthew — Thu, 06 Jun 2019 14:16:38 GMT

I have a residential rental property that was sold in 2017. Prior to renting it, it was my family’s primary home. We converted it to a rental on 4/25/2010. We had a CPA do our taxes the first 2 years because of other complexities. I've been using TurboTax since 2012. I just looked back at my 2010 and 2011 returns and she reported the property as non-residential and used a 39 year depreciation schedule?!! The property is clearly a residential single family townhome. She also chose a cost basis of~ $190,000

CPA -

2010 - Depreciation $3054

2011 Depreciation $4879

TurboTax (I started doing my taxes here). I used a cost basis of what I paid for the home, $224,922 (which is wrong because it included 10K land). TurboTax forced a 27.5 year depreciation schedule.

2012 - 8179

2013 - 8179

2014 - 8179

2015 - 8179

2016 - 8179

Summing all of what I actually claimed for those years, I get: $48828.

Should I report that - OR - Should I report:

A cost basis of 214,922 (224-10K for land) on a 27.5 year schedule with 6 years 4.5 months of rental service?

214,922 / 27.5 = 7815.34

7815.34 * 6.3 = $49236

Should amend my returns?

I would recommend using the depreciation that was taken....

Phillip1 — Thu, 06 Jun 2019 14:16:39 GMT

I would recommend using the depreciation that was taken.

The depreciation recapture rules requires you to recapture depreciation allowed or allowable. The two figures are only 408 dollars apart (an amount that is more likely than not immaterial). Furthermore, the smaller amount is the depreciation actually taken and this would be the amount for which the IRS would reconcile your depreciation recapture in an audit.

Thank you so much!

hazzard-matthew — Thu, 06 Jun 2019 14:16:41 GMT

Thank you so much!

topic Is the Prior Deprecation of a rental property on the Schedule E - Asset Worksheet the sum of depreciation actually taken or is it the sum of depreciation schedule? in Investors & landlords

Is the Prior Deprecation of a rental property on the Schedule E - Asset Worksheet the sum of depreciation actually taken or is it the sum of depreciation schedule?

I would recommend using the depreciation that was taken....

Thank you so much!