DevM Posted February 20, 2015 Report Share Posted February 20, 2015 Client was living the home until April and started Renting on May 1st. Sch E has a loss of around 20k. ATX calculates as current year loss for personal use / Vacation home as Non passive. am I missing something here.? or is that correct. Quote Link to comment Share on other sites More sharing options...
Lee B Posted February 20, 2015 Report Share Posted February 20, 2015 How did you generate a 20 k loss in 8 months ? I think you need to doublecheck your answers to setting up this property in Schedule E , due to the nonpassive result. Quote Link to comment Share on other sites More sharing options...
DevM Posted February 20, 2015 Author Report Share Posted February 20, 2015 it is a $1M property and has mortgage and Interest payments along with depreciation. Rental Income is around 30k for 8 months. Myquestion is if the owner was living in the property for 4 months, can they not take any losses..even suspended..? Quote Link to comment Share on other sites More sharing options...
jklcpa Posted February 20, 2015 Report Share Posted February 20, 2015 If this isn't a vacation home that the person isn't using after converting to rental, then you probably have the wrong code entered into ATX. Is this a home that the owner converted fully to rental beginning in May that has no personal use after that date of conversion? Or is this a second (vacation) home that they decided to rent and still also use themselves? Quote Link to comment Share on other sites More sharing options...
DevM Posted February 20, 2015 Author Report Share Posted February 20, 2015 (edited) Fully converted to Rental in May 2014. Client went to live with parents. I have as 245 days as Rental in ATX. Edited February 20, 2015 by DevM Quote Link to comment Share on other sites More sharing options...
jklcpa Posted February 20, 2015 Report Share Posted February 20, 2015 Enter the code to show this is a single family dwelling. Because this was the taxpayer's primary residence, do not enter any days if the unit was a full rental beginning 5/1 with no personal use after that. The entry of those days are for vacation homes, short term rentals, and days of personal use after converting to rental. The days prior to converting to a full rental property are not counted as days of personal use. Put 8/12ths of real estate taxes and mortgage interest on Sch E, 4/12ths on Sch A, also put 8/12ths of insurance on Sch E, zero deduction for that on Sch A. Enter other monthly utility bills, management fees, etc incurred and paid after becoming a rental on Sch E. Depreciation on the real estate begins 5/1, should calculate ok since it is monthly. If you are entering any depreciation for tangible items, I think you would have to override so that the system doesn't enter a full year depreciation for those. Quote Link to comment Share on other sites More sharing options...
Pacun Posted February 20, 2015 Report Share Posted February 20, 2015 If they actively participated, you can take the loss. On sch E input, type 1 F 1 nothing nothing nothing nothing X and you should be fine. Since this is now a rental property, you don't have to state the days you lived in. You have to start depreciation on the date it was placed in service which is May 1. You also need to devide the interest paid (and other stuff) by 3 and take 1/3 on sch A and 2/3 on sch E, Iam pretty sure you already did that. Quote Link to comment Share on other sites More sharing options...
Pacun Posted February 20, 2015 Report Share Posted February 20, 2015 Enter the code to show this is a single family dwelling. Because this was the taxpayer's primary residence, do not enter any days if the unit was a full rental beginning 5/1 with no personal use after that. The entry of those days are for vacation homes, short term rentals, and days of personal use after converting to rental. The days prior to converting to a full rental property are not counted as days of personal use. Put 8/12ths of real estate taxes and mortgage interest on Sch E, 4/12ths on Sch A, also put 8/12ths of insurance on Sch E, zero deduction for that on Sch A. Enter other monthly utility bills, management fees, etc incurred and paid after becoming a rental on Sch E. Depreciation on the real estate begins 5/1, should calculate ok since it is monthly. If you are entering any depreciation for tangible items, I think you would have to override so that the system doesn't enter a full year depreciation for those. I hate faster shooters. (who loves them?) Quote Link to comment Share on other sites More sharing options...
jklcpa Posted February 20, 2015 Report Share Posted February 20, 2015 We were probably typing at the same time, and I type slooooow any more. Quote Link to comment Share on other sites More sharing options...
Abby Normal Posted February 20, 2015 Report Share Posted February 20, 2015 Enter the code to show this is a single family dwelling. Because this was the taxpayer's primary residence, do not enter any days if the unit was a full rental beginning 5/1 with no personal use after that. The entry of those days are for vacation homes, short term rentals, and days of personal use after converting to rental. The days prior to converting to a full rental property are not counted as days of personal use. Put 8/12ths of real estate taxes and mortgage interest on Sch E, 4/12ths on Sch A, also put 8/12ths of insurance on Sch E, zero deduction for that on Sch A. Enter other monthly utility bills, management fees, etc incurred and paid after becoming a rental on Sch E. Depreciation on the real estate begins 5/1, should calculate ok since it is monthly. If you are entering any depreciation for tangible items, I think you would have to override so that the system doesn't enter a full year depreciation for those. If the real estate taxes are paid in July and they're for 7/1/14 - 6/30/15, I would put 100% on the rental. Same with insurance if it was paid after conversion. Quote Link to comment Share on other sites More sharing options...
Pacun Posted February 20, 2015 Report Share Posted February 20, 2015 No. You have to prorate them if you pay them within the year. 1 Quote Link to comment Share on other sites More sharing options...
DevM Posted February 21, 2015 Author Report Share Posted February 21, 2015 Thank you all. I had put the # of days. Once that was taken out everything fell in place. 2 Quote Link to comment Share on other sites More sharing options...
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