投资房子的保税问题 - 未名空间MITBBS历史存档

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投资房子的保税问题

投资房子的保税问题# Living

g*w2011-03-25 07:03

1 楼

去年10月买的投资房子，报税没有经验。去年花了一些钱在小的维护上，大部分都是消
耗类的，比如换窗户百叶帘，卫生间风扇，换灯泡等。用turbox 报税，怎么这些花费
都算成了increase to basis了呢，变成房子更值钱了？这些应该怎么报呢？还有买冰
箱（这个是大头）该怎么算？
由于去年没有租出去，所以没有任何的income，纯lost。如何能将去年的花销摊到今年
以及以后年。
谢谢。感激在先了.

w*g2011-03-25 07:03

2 楼

用turbo tax premium，很清楚，不需要你操心。

去年10月买的投资房子，报税没有经验。去年花了一些钱在小的维护上，大部分都是消
耗类的，比如换窗户百叶帘，卫生间风扇，换灯泡等。用turbox 报税，怎么这些花费
都算成了increase to basis了呢，变成房子更值钱了？这些应该怎么报呢？还有买冰
箱（这个是大头）该怎么算？
由于去年没有租出去，所以没有任何的income，纯lost。如何能将去年的花销摊到今年
以及以后年。
谢谢。感激在先了.

【在 g*****w 的大作中提到】

: 去年10月买的投资房子，报税没有经验。去年花了一些钱在小的维护上，大部分都是消
: 耗类的，比如换窗户百叶帘，卫生间风扇，换灯泡等。用turbox 报税，怎么这些花费
: 都算成了increase to basis了呢，变成房子更值钱了？这些应该怎么报呢？还有买冰
: 箱（这个是大头）该怎么算？
: 由于去年没有租出去，所以没有任何的income，纯lost。如何能将去年的花销摊到今年
: 以及以后年。
: 谢谢。感激在先了.

h*b2011-03-25 07:03

3 楼

if these classify as Home Improvement then Cost Basis increases--i.e. future
capital gain/loss reduces/increases.
if Repair & Maintenance, then all become expenses for the yr.
rental is passive activity and any loss are passive loss. up to $25k of
passive loss can offset your reg income subject to limit (e.g. W-2).
remaining gets carried forward.

【在 g*****w 的大作中提到】

N*s2011-03-25 07:03

4 楼

w2 income is not passive income.
if lz makes over $150k and plan to sell the property in the near future, i.e
., don' have enough time to use up carried loss, then put these as
improvement(capital) as opposed to repair (operational)

future

【在 h***b 的大作中提到】

: if these classify as Home Improvement then Cost Basis increases--i.e. future
: capital gain/loss reduces/increases.
: if Repair & Maintenance, then all become expenses for the yr.
: rental is passive activity and any loss are passive loss. up to $25k of
: passive loss can offset your reg income subject to limit (e.g. W-2).
: remaining gets carried forward.

g*w2011-03-25 07:03

5 楼

hkmbb and Nats,
Thanks very much.So these costs could be either,
1. Increase to basis, which is good for future sale tax. Because part of
capital gain is from the improvement.
2. Repair & Maintenance, it will carry over to next couple years as
operational cost. Usually how many years it carries over?
Thanks again.

w*g2011-03-25 07:03

6 楼

hehe. why didn't you thank me? I told you to use premium version, which
gives you a clear picture and save you more money.

【在 g*****w 的大作中提到】

: hkmbb and Nats,
: Thanks very much.So these costs could be either,
: 1. Increase to basis, which is good for future sale tax. Because part of
: capital gain is from the improvement.
: 2. Repair & Maintenance, it will carry over to next couple years as
: operational cost. Usually how many years it carries over?
: Thanks again.

h*b2011-03-25 07:03

7 楼

to clarify--rentals are passive activity. passive loss usually can only
offset passive gain but IRS allows up to $25k of rental loss (1040 line #17-
-subj to income limitation) to offset "reg income" (non-passive)--e.g. W-2.
phase-out starts @ MAGI 100k. beyond $150k, all rental losses are
disallowed--then gets carried forward (no limit). non-allowed loss CAN be
used to offset reg income on yr of disposal of the rental.
assume income is not an issue, expenses get deducted right away in the same
yr where improvement or increase in cost basis has to do w/ gain/loss at
sale--which could be yrs down the road.
欢迎访问＂言之有屋＂Irvine Mortgage & RE 俱乐部和我的博客
http://www.mitbbs.com/club_bbsdoc/charles.html
http://www.mitbbs.com/pc/index/hkmbb

【在 g*****w 的大作中提到】

c*t2011-03-25 07:03

8 楼

请问这个150K是一个人还是一家啊？

.e

【在 N**s 的大作中提到】

: w2 income is not passive income.
: if lz makes over $150k and plan to sell the property in the near future, i.e
: ., don' have enough time to use up carried loss, then put these as
: improvement(capital) as opposed to repair (operational)
:
: future