All Forum Posts by: Lisa Graesser

I am no expert, but can only speak from experience. The sooner you can offer it for rent with proof of advertising it for rent, the sooner you can write off the expenses. Otherwise the expenses prior to being offered for rent are considered capital expenses and can not be written off in the year they were accrued. Although you can deduct a certain amount as a start up expense and I think the limit is $5000. Please correct me if am wrong, but that is how I had to handle expenses prior to the house being available for rent in previous years.

I think the majority of people are expecting a TV with a full cable package. That is not something I  would skimp on.

Walmart-inexpensive to buy, inexpensive to replace, 100% cotton, absorbant and wash well

I would go with a shower curtain. Easier to maintain, can change out the liner, clean the curtain or update it when needed and it will add a little color or dimension

Hi Caroline, 

I get most of my bookings though Zillow and a local house rental site, in Florida. I have  a minimum 1-3 months in high season and I just started offering weekly rentals for the off season through VRBO, I've received 2 booking through VRBO in the last month for 1-2 weeks. So...so far so good, just listed a 2nd house with them. I pay $85 for cleaning, that includes cleaning the house, making up the bed's and setting up towels. I just recently started sending a $10-$15 Walmart gift card/per person that cleaned   (usually 2) as a tip, they do a great job and I appreciated them. I charge the renter's $125 so that gives me some leeway in case a house may need more cleaning than the usual. I hope this helps, but I'm sure this may be specific to the area where I am renting, which is in the Villages, FL

As part of my departing instructions, I ask that the renters wash and dry all used linens prior to departure and if they are short on time then to at least put them in the wash and the cleaning service can put them in the dryer when they arrive. The cleaner will make all the beds up with clean linens. I have 2-3 sets for each bed. All renters have abided by this and I have never had a complaint. I do not rent through airbnb, so my renters may not have the expectation that the cleaners should do it.

In addition to the suggestions already mentioned. I initially provided all paper products, spices, soaps to refill the soap dispensers, plastic storage and garbag bags, etc. . And ask the renters to replace what they have used so the next person has the same convenience. This has worked very well for us. We also have the automated code lock and I gave the handyman a key, in case the lock malfunctions. The renters also have the regular key for the door and I tell them to carry it with them, otherwise if I have to call the handyman to open the door, there will be a service fee. I have yet to have to call to have the door unlocked and we also make sure we change the battery in the lock, when we change the batteries is the smoke detectors.

@ lucas carl as far as I know, if you qualify as being in the real estate business and you actively participate in the management of your rentals then you would file with a schedule E, I am not in the tax business, I was also just looking for some advice

 I was just wondering and thought you would know how you determine your expenses vs depreciatin. Considering you have all your rentails in the same area, are they considered one business or have to be considered for tax purpose separate.  Sorry I probably confused you, because I wasn't answering the question to your original post

@lucas carl so you add those expenses to the cost basis of each house and depreciate? I know that is how you do it for expenses incurred before the rental is available when you are starting the business less start up costs, but I thought maybe since we were already in business after the 1st VR that we could write off the expenses incurred prior to the 2ND house being available to rent in the same year and not have to add them to the cost basis  and have depreciate those expenses.