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bbriggs
New Member

Can you use De Minimis Safe Harbor Election OR the Improvements election? Or can you use both?

I have expenses that are $2500 or less but I also have expenditures that are more than $2500. All expenses are for the same rental property.

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3 Replies
Coleen3
Intuit Alumni

Can you use De Minimis Safe Harbor Election OR the Improvements election? Or can you use both?

You can use both. You can expense the less expensive assets and depreciate the more expensive.

For both elections each asset that you would normally depreciate over a number of years needs to be $2,500 or less.

The items in the "$20.00 to $50.00 range" would normally be taken as expenses, anyway.  The elections apply to the assets you would normally depreciate, like carpeting, appliances, etc.

De Minimis Safe Harbor Election

This election for items $2,500 or less is called the De Minimis Safe Harbor Election. This election is an option you can take each year that lets you write off items $2,500 or less as expenses instead of assets. Expenses typically reduce your income by a larger amount than depreciating an asset over multiple years does. This means you could get a bigger refund.

If you decide to take this option, a form called De Minimis Safe Harbor Election will show up in your tax return. This election will apply to all your businesses, rental properties or farms.

Here are the rules you need to meet to take this election:

  • You don't have an applicable financial statement (most people don't).
  • You have a consistent process for how you record expenses and assets.
  • You record these items as expenses on your books/records.
  • The cost of each item as shown on your receipt is $2,500 or less.

Improvements Election

This election is an option you can take each year that lets you write off some building improvements as expenses instead of assets. 

 Here are the rules you need to meet to take this election:

  • Your gross receipts, including all your other income, are $10,000,000 or less.
  • Your eligible building has an unadjusted basis of $1,000,000 or less.
  • The cost of all repairs, maintenance and improvements is less than or equal to the smallest of these limits: 
    • 2% of the unadjusted basis of your building or
    • $10,000
sonnypeak
New Member

Can you use De Minimis Safe Harbor Election OR the Improvements election? Or can you use both?

Does the improvements election's $10,000 limit apply to all rental properties in total, or is it per property?
Coleen3
Intuit Alumni

Can you use De Minimis Safe Harbor Election OR the Improvements election? Or can you use both?

"20% of adjusted basis of your buiding:.
The de minimis threshold is applied per invoice or per item. If you frequently purchase multiple pieces of the same equipment at one time (e.g., computers, tablets, etc.) and you want to maximize your current deductions, make sure that your accounting staff is applying the de minimis threshold on a per item basis.
<a rel="nofollow" target="_blank" href="https://www.cbiz.com/insights-resources/details/articleid/3137/irs-increases-em-de-minimis-em-safe-h...>
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