All Forum Posts by: Erin N.

I need to put in a cash offer on a MLS property in Las Cruces. Having issues finding a realtor who will let me do this remotely. They all want me to personally tour the property. I can't do that as I live in Florida. I've never run into anything like this before. Maybe it's a New Mexico thing? I appreciate all realtor recommendations.

Thanks!

Thank you!

@Ashish Acharya I replaced the windows all this year.  It's a 4-plex.  So it's all one property.  Total cost is $30k.  Each window was $250.  I'm just hung up on the "or item (as substantiated by invoice)".  My per item is $250.  And it's not like all the items added up to make a single improvement.  I'm not trying to itemize per shingle on a new roof or per board on a new deck.  But I can also see that "windows" count as a single improvement.  

Here's the language from the IRS website "you may use the safe harbor to deduct amounts up to $2,500 ($500 prior to 1-1-2016) per invoice or item (as substantiated by invoice).'

I paid $30k for windows this year.  60 windows @ $250 each.  My invoice is itemized. Can I claim de minimis safe harbor since each window is less than $2500 and my invoice is itemized?  I didn't have to replace them all at once.  I could have replaced 1 at a time if I wanted to.  I think this might meet the test for them being separate items.  It's not like I purchased 6 cases of tile but then assembled them into a single floor or anything like that.  Anyway, not looking to do anything sketchy.  Just want to apply the safe harbor correctly.

Thanks.

You may want to consider having your group form as a chapter of AVROA.  I'm involved with them, and we're currently revamping our structure to be more of a trade association and advocacy organization.  avroa.org

I set aside 8% of gross rents for CAPEX, and I keep that money in a separate account. I recently had 2 major issues with HVAC systems at two of my properties. One cost me approx $1000, the other approx $1500. I'm not sure whether to count these items as capital expenditures or as repairs. I'm not talking about IRS rules here. I'm just on the fence about taking the $2500 out of the CAPEX account or just treating it like a regular repair and taking the money out of rental revenue above and beyond the 8% CAPEX set aside.

One of the items was a blower motor assembly that had to be replaced.  The other was an entire section of forced air return that had to be replaced.

TIA for your thoughts.

Hello all,

I've run into a situation I've never encountered before.  I had a renter vacate one of my units.  She was living in absolute squalor and has left behind the most horrendous German roach infestation that I have ever seen in my life.  My exterminator has advised me that eradicating the roaches will take multiple visits - one every two weeks - until the roaches are gone.  He billed me up front for the overall roach eradication program, but the subsequent visits do carry an additional charge.  I have 30 days from the date of vacancy to send my tenant notice of imposing a claim on her deposit.  I will have charges after the 30 days.  Has anyone encountered something like this before?  How did you handle it?  

@Thomas S. is there case law you can point to?  I've seen several posts online where people assert what you are saying, but I've never seen it backed up with references to statutes or case law.  I don't even understand why there would be an aversion to a landlord charging their time.  I can pay a contractor $150 to patch a hole in drywall and take that out of the deposit or I can do it myself and charge the tenant $20 labor.

Hello,

As a landlord in Florida, can I make a claim against a vacating tenant's security deposit for my time involved in repairing damage?  I can't find anything that definitively says yes or no regarding Florida landlord and tenant laws.