LLC for House Hacking to Cover Mortgage Expenses?

Question

I'm in the process of finding my first investment property. Specifically, a house hack to use the rental income to cover part of my mortgage. I live in an expensive market and this will likely be a single family house I can convert to up/down duplex. I would like to set up an LLC to help clearly track expenses for the rental, but I'm not clear on how the rent can be still used to cover my owner occupied mortgage.

I'm in the process of finding a tax specialist, but would like guidance in the meantime. Thanks!

Kevin Sobilo · Answer

@Jaclyn King, a few thoughts:

1. An LLC doesn't help you track anything. Bookkeeping helps you track things. An LLC is ONLY for liability protection.

2. While you live in the property you already have some liability protection because at least in my state a judgement cannot be used to foreclose on a primary residence.

3. You can't buy the house hack in the name of the LLC because its a primary residence and that wouldn't be allowed with the financing you will use.

4. If you try to use the LLC to be property manager for the rental unit, you may run afoul of state laws because a person/entity often cannot manage property for another person/entity without being a real estate licensee.

5. If you transfer title of the property into the LLC's name after closing while you still live there you may defeat the protection the LLC offers by living in the property which is supposed to be a business separate of your personal affairs.

6. Most people don't consider transferring into an LLC until they move out of the property.

Natalie Kolodij · Answer

Please don't tell everyone to get a cost segregation study done.

If the basis isn't high enough, it doesn't qualify for 100% bonus, the taxpayer's AGI is too high & they're not REPS ect. The additional losses generated won't benefit them at all.

Cost segregation studies can be an amazing opportunity for someone; but there are also lots of situations where it does not benefit the taxpayer. Tax planning isn't one size fits all.

Joel Miller · Answer

A single-person LLC is a "disregarded entity" for income tax reporting purposes which means that a separate return is not filed for the entity...the activities of the LLC are simply reported on one's personal tax return as though the property was owned in one's personal name. A multiple-member LLC requires it's own tax return. Having the LLC creates a level of liability protection. However, note that that protection can be lost if you mix the finances of the LLC with your personal finances. Consequently, all rental income must be deposited into your LLC account, an all LLC expenses must be paid from your LLC account. It's not that the LLC can't legitimately write a check to pay you back personally for some sort of an expense that was originally paid for out of personal funds...there just has to be a paper trail. The LLC can even write it's own check to pay for the credit card charges on your personal credit card statement that are specifically related to the LLC without a problem. Then, when you have profits in the LLC's account, you just write yourself a check as a draw from the LLC. But, by all means, have a separate checking account for the LLC (each LLC if you have more than one).

Aaron Zimmerman · Answer

I'd encourage you to focus on creating a separate bank account and have a separate credit card for rental property expenses. This will make tracking a lot easier. You're likely going to need to buy in your personal name to get the best rates.

Natalie Kolodij · Answer

An LLC isn't going to separate expenses or help with this. The potential legal protections of an LLC revolve around maintaining a separation between yourself and the entity/business...if you are also occupying the same property it makes that impossible.

Don't think about it in terms of how the rent can cover the owner occupied mortgage- that doesn't come into play at all.

Track all of your expenses for the property for the year - look at schedule E as an example.

Mortgage interest, taxes,insurance, utilities, etc.

Come tax time you will look at the square footage of the 100% rental use space(s) vs. the square footage of your personal space.

If it ends up being a duplex with 2 units that are each 800 square feet....then you will report 50% of all the expenses on your Schedule E as rental expenses and 50% on schedule A as personal (interest, taxes- other expenses won't be deductible personally)

So your Schedule E for rental reporting will show whatever amount you collected in rents and then 50% of all expenses for the property. (And depreciation on 50% of the building value)

Beyond all of those shared costs- if you incur any costs 100% related to the rental unit; such as painting that unit, legal fees for leases, etc....those can be reported on schedule E as 100% of the cost.

G. Brian Davis · Answer

Most people keep the property in their personal name, especially if you’re using owner occupied financing like a VA loan. Lenders typically don’t allow the loan to be in an LLC, and transferring it later can trigger issues. The rent you collect is still your income personally, so you can use it to offset your mortgage and expenses. You can still track everything cleanly with a separate bank account and good bookkeeping. Many investors wait until they have multiple properties before using LLCs, mainly for liability and structure, not for the first house hack.

Sarah Waterman · Answer

Make sure to get a cost segregation study done on the rental.  a benefit analysis or running the number should be free at every firm if it's not run!!

the numbers will speak for themselves.

Ashish Acharya · Answer

Jaclyn, the key thing here is separating personal vs rental use, regardless of whether it’s in an LLC or your personal name.

If you’re house hacking and living in part of the property, you can only deduct expenses (including depreciation) based on the rental portion, not the entire property. The rent you collect can absolutely help cover your mortgage from a cash flow standpoint, but for tax purposes, you’re just reporting rental income and allocating expenses proportionally.

An LLC doesn’t change the tax treatment here. It’s more for liability than tax savings, and many lenders won’t allow a primary residence to be moved into an LLC anyway without triggering issues.

One of the commenters mentioned tracking expenses carefully, which is spot on. You’ll want clean records and a clear allocation method (by square footage or rooms) to stay compliant.

This setup can work well, just needs to be structured correctly from day one.

Happy to connect.

Jason Malabute · Answer

When you house hack and live in part of the property, only the portion that is actually rented can be treated as rental property for tax purposes. For example, if you rent out one unit of a duplex or 50% of the home, then generally only that percentage of the expenses such as mortgage interest, property taxes, insurance, utilities, repairs, and depreciation would be allocated to the rental side.

An LLC by itself will not help you track or deduct expenses. The LLC is primarily for legal protection. To properly track the rental activity, you would want to open a separate business bank account and business credit card for the LLC and make sure that all rental income and rental-related expenses run only through those accounts. Then do monthly bookkeeping using software like QuickBooks so you can clearly separate the rental portion from your personal living expenses. That will make it much easier to prepare your taxes and show exactly which expenses belong to the rental activity.

LLC for House Hacking to Cover Mortgage Expenses?

LLC for House Hacking to Cover Mortgage Expenses?

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