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Depreciation after renting spare bedroom

I need to do some back years taxes, although I won't owe taxes, and am preparing for this year. I understand that the percentage of square feet of the spare room I rented out would be depreciated for that year, and usually at a rate of 3.636% each year for 27.5 years. What if there was a big gap in years when there was no rental activity? So far I've only rented a room out for 9 months - split between 2019 and a bit in 2020, and due to an unusual circumstance I have no taxable income. I did not rent the room out at all in 2021, 2022, nor yet in 2023, but I'm considering renting later in 2023. When counting the 27.5 years of depreciation, I figure 2019 is year 1, the ~ 3 months in 2020 is year 2. If I did not rent out the room in 2021 and 2022, but then rented a spare room during part of 2023, do the years 2021, 2022 and 2023 count as year 3, 4 and 5 of the 27.5 years of depreciation? Or, since it was not rented in 2021 and 2022 does no depreciation occur in non-rental years but if I resume renting in 2023, do I then count 2023 as year 3 of the 27.5 years depreciation?  It would seem strange if someone only rented a spare room for 1 year, and then they go to sell the home 30 years later and have to recapture depreciation for 27.5 years. Also, if they did not resume renting until after 28 years and had only rented 1 year, it seems strange they could no longer depreciate even though people living in 50 year old houses might be able to depreciate a rental room in their house. Please help me understand. Thank you.

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7 Replies
Carl
Level 15

Depreciation after renting spare bedroom

Since you stopped renting the room in 2020, you should have converted it back to personal use on your 2020 return. That stops depreciation. Did you do that?

Depreciation after renting spare bedroom

I am behind, and have not filed 2020, although due to a type of disability income I won't owe taxes. This is why I am asking so I can make sure I do this right, as that brief period of renting was my only experience. 

Depreciation after renting spare bedroom

I should also mention that I did rent the same room out for about 3 months in 2020, and then due the renter's COVID concerns as well as mine, due to health conditions, she moved out. 

Depreciation after renting spare bedroom

So, if two or three years later I resume renting the same room do I start at year 1 of 27.5 years of depreciation, or do I keep track over time of the cumulative years of depreciation? Also, if the next time I rent a spare room I choose to rent a different spare bedroom I would assume I would begin at year 1 of depreciation. What would the pros vs cons be for tax consequences should I decide to rent a different bedroom as opposed to the same bedroom I rented previously? I'd prefer to switch rooms, but might not if it will result in negative consequences when calculating depreciation or capital gains when I sell in the future.

Depreciation after renting spare bedroom

...... the 3.5 months was part of the ~9 total months mentioned in my first post. The 9 months spanned two tax years.

Carl
Level 15

Depreciation after renting spare bedroom

In a nutshell - depreciation stops in 2020 on the date you converted the property back to personal use.

When you started renting again in 2022, depreciation starts over from year one, using an "adjusted" cost basis for the structure only. Basically, you have to reduce the cost basis of the structure by the amount of depreciation already taken in prior years.  This "could" be more complicated for your situation, since you're talking about a percentage of space in your primary residence. It just depends on how attentive we are to detail and my ability to clearly communicate in a way that does not lead to confusion or misunderstanding.

Also, it's good you're starting this early, becuase there is no way possible you're gonna get done in a day, everything you need to do. I also don't want to give to much information at once, as it can (and most likely would) lead to what I call "information overload". I'll try to avoid that.

I see you have another post concerning capital gains on a house that I presume you sold, in which you had a percentage of business use for a period of time. You really need to stick with one single thread at a time here. I don't care if it's this thread, or the other thread. But I'm only going to respond to this thread. Otherwise, you "will" get conflicting and confusing information if you keep jumping around.

am behind, and have not filed 2020,

Lets start there. But first, you need to confirm beyond any doubt, that the correct amount of depreciation was taken on the 2019 return. My bet is, the depreciation taken on the 2019 return is wrong. This would be due to a program "feature" where a question is worded wrong "for your specific and explicit situation"

On the 2019 return which I presume you saved a copy of in PDF format, you have two form 4562's for the rental. Both of them print in landscape format. One is titled "Depreciation and Amortization Report" and is most commonly the only one you need for this. The other is titled "Alternative Minimum Tax Depreciation", and you may not need it. But print that one out also in case you're asked for AMT information later.

On that first 4562 you'll have an entry for the rental portion of your house. I'm expecting the column for "prior years depr" to be blank, and for there to be a figure in the "current year depr" column. That's the figure we need to confirm is correct, as I'm betting it's flat out wrong. Please, prove I'm wrong on that assumption.

 

To confirm if I'm right or wrong, see IRS Publication 946 at https://www.irs.gov/pub/irs-pdf/p946.pdf and use the MACRS worksheet that starts on page 37 of that document. For item #6 on that worksheet, you'll use table A-6 on page 72 of that document.

If you confirm the amount on the 2019 form 4562 is correct, then we'll continue with the 2020 tax return, since you've not started it yet.

If you confirm the amount on the 2019 form 4562 is wrong (I fully expect it to be wrong) I"ll help you with amending the 2019 return to fix this. Then you can started your 2020 return ensuring you import data from the amended 2019 return, and not the original return.

 

 

 

Depreciation after renting spare bedroom

Your offer is kind. I know the taxes were done wrong. I believe some advice in October got me most of the way to modifying 2019 taxes correctly, although I did not file, as I still did not think the depreciation was completely correct. I "tabled" it until after the holidays. Hopefully in the next couple weeks I can refresh myself regarding the modified return and read the publication to bring me up to speed. By the way, I never sold the house, nor did I ever start re-renting the house as there is some work on the house that needs to be done. I only rented my house once, and it was for a continuous period of about 9 months, with most of that time in 2019 and some in 2020. I have been stumped on taxes due to renting in 2019 and 2020, but once that is figured out 2021 and 2022 taxes would be as simple as it could get because I only had nontaxable income. I still would like to sell or rent in the future, depending on the housing market. This is why I want to get the "foundation" right to prepare for future tax years. 

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