De Minimis Safe Harbor "expense" taken for rental property asset?

De Minimis Safe Harbor "expense" taken for rental property asset?

Member since 2020 · 2 posts · 0 votes

I use Sch E for my rental income properties. Assume the following:

Rental property valued at less than 1 Million and my wife and I have an AGI of less than $150k of total income.

I'm not a professional RE agent.  But I have a 20 year history of being an active involved landlord and treat this as a business (Sch E) with a separate banking account for the rental income, etc.

SIMPLE QUESTION(s):  What IRS form, section and/or line # do I put the expense amount for the refrigerator ($999) or any other asset (capital purchase) that I've purchased for the maximum amount of $2500? 

Is it the Sch E? 

OR, is it FORM 4562?

I don't use Turbo Tax, so please don't give me advice regarding how to fill it out.  Plus, my research has found that Turbo Tax is quite inconsistent in this regard and nobody seems to have a definitive answer.

And if you can provide a link to your IRS source or tell us what IRS code, reg, rule states this, then We'd all know and appreciate that you are very knowledgeable, reliable, and trustworthy!

Aloha and be well, Stu (on Maui)

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  • Natalie KolodijBusiness Member
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    Tax Strategist| National Tax Educator| Accepting New Clients · Member since 2014 · 3k+ posts · 4k+ votes
    6y

    The deminimus says that you may literally just expenses items under that amount without requiring capitalization. 

    You can report it directly onto your schedule E- Just make sure you're selecting the correct election(s) on your return as well. 

  • Member since 2020 · 2 posts · 0 votes
    6y
    Aloha Natalie, many mahalos for your reply.  If you ever find yourself on Maui, my wife and I would love to buy you dinner or be your tour guides to some of Maui's special secret spots.

    Aloha and be well, Stu
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