Rental property improvements

[User 5648061]

I am replacing our rental property's windows, and made a 50% deposit down to the window company on 12/31, which they needed to start proceeding with the window order. The final 50% of the invoice is due in a few weeks (January) and the windows will be shipped and ready to be installed shortly thereafter. How do I record the payment since half would be in 2024, and the other half in 2025? The total cost will be $2600, so would the Safe Harbor Election come into play? Thanks

[Opus 17 · Accepted solution]

Property improvements are recorded when they are placed in service (installed) regardless of when paid for.  This is a 2025 improvement, and does not qualify for the $2500 safe harbor. The de minimis safe harbor is increased to $5000 if you have the correct financial statements for your business, you may need to check with a tax professional.

But there is also a Safe Harbor for Small Taxpayers, which allows you to take an expense as long as,

1. the building's cost basis is not more than $1 million

2. your overall annual business income is not more than $10 million, and

3. the total for all annual repairs and maintenance plus the improvement is not more than 2% of the building's unadjusted cost basis.

So if the building cost at least $130,000 but not more than $1 million (and depending on your other repair and maintenance expenses for 2025) you might be able to use this safe harbor instead.

https://www.landlordstudio.com/blog/3-irs-safe-harbors-landlords-need-to-know-about