Tax Tips For Vacation Home Rentals

Tax Tips if You're Considering Renting Your Vacation Home

Sometimes earning a little "extra Income" may not be as quick and easy as it sounds...I just read this article and it made me want to talk to our accountant about the benefits and risks of renting out our vacation home when it's not in use. 
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—Email: taxreport@wsj.com

A version of this article appeared June 23, 2012, on page B9 in the U.S. edition of The Wall Street Journal, with the headline: The Tax Rules for Renting Out Your Vacation Home.

Summer is here, and so is this year's crop of summer rentals. In some areas, the market for vacation properties is even perking up after a string of down years.

If you are a vacation-home landlord or thinking of becoming one, it is time to review the tax rules on rental income from second homes.

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Vacation homes at the Port of the Islands development in Naples, Fla.

This isn't beach reading. Apart from one simple provision, this area is among the messiest in the tax code—"worse than luxury-car depreciation and almost as bad as the alternative minimum tax," says CPA Douglas Stives of Monmouth University in New Jersey.
First, the good news: One of the tax code's best freebies allows homeowners who rent out their property for 14 or fewer days a year to pocket the rental income, tax-free. Often called the "Masters exemption" because it is used by homeowners near the Augusta National Golf Club, who earn as much as $20,000 during the annual tournament, this provision also is popular with people living near Super Bowl sites or national political conventions.
It's available to anyone renting out a home, and the income doesn't have to be reported on the owner's tax return as long the rental period is 14 or fewer days. The taxpayer can't take depreciation or maintenance deductions, but can deduct mortgage interest and property taxes on Schedule A. 

This generous break can be taken only once a year, experts say, and it can't be taken at all if the home is rented for longer than 14 days.

Things get much more complicated if a home is "mixed-use"—meaning the owner uses it himself and rents it out. In that case he has to count the rental days and determine what percentage they are of the total number of days the property was used. That gives the percentage of expenses such as maintenance, utilities, property taxes, mortgage interest and depreciation that are deductible from the rental income.

Previously

• "Vacation Homes Beckon," (5/5/12)

Here's a simple example: A homeowner has a beach house that is rented from June through August, and the owner's family uses it the last week of May and the first two weeks of September. Otherwise the house is closed.

So there are 113 total days of use, of which 92 are rental days. That means 81% of the expenses listed above can be written off against the rental income on the owner's Schedule E, according to Abe Schneier, a tax specialist at the American Institute of CPAs. The other 19% of the expenses aren't deductible, except the mortgage interest and property taxes, which appear on the owner's Schedule A.

Details matter. Days used by the owner to repair and maintain the property don't count anywhere in the tally, but taxpayers should be sure to document them carefully, because the Internal Revenue Service is suspicious about these deductions. The gold standard of proof is "contemporaneous records" such as time-stamped store receipts or a log.
"It wouldn't hurt to take pictures," Monmouth's Mr. Stives says.

Other caveats: The IRS may try to count days used by immediate family members as "personal days," even if relatives pay a market rent. Depreciation doesn't apply to land, only to structures, but it does extend to furniture and appliances. Whatever you do, don't exchange checks of the same amount with friends or relatives to create fictitious rental income.

What if, after all your figuring, the Schedule E shows a loss? The complications continue. If a taxpayer's personal use is more than 10% of the total days rented, then the losses aren't deductible, except for property taxes and mortgage interest.

If the personal use is less than 10% of the days rented, however, then joint filers with $100,000 or less of adjusted gross income can deduct up to $25,000 of losses against their ordinary income—a nice benefit. The deduction phases out for incomes above that and disappears at $150,000. But the unused losses carry forward and can be deducted in the future.

The bottom line: If you want to be a summer-rental landlord, either keep it simple or keep good records.

Fast Facts For Buying Desert Properties

Fee Simple vs. Lease Land – What’s the Difference?

In the Greater Palm Springs area, part of the Coachella Valley, you’ll find homes, including those in condominium and country club communities, on both Fee Simple land (land that you own) and Lease land (Indian or Developer leases). Most Lease land properties are in located in the cities of Palm Springs and Rancho Mirage.

When you look at listings, Fee Simple is often abbreviated to Fee land.  This can be confusing because you own the land but it sounds like you have to pay a fee.  Think of Lease land like you own the structure but are merely renting the land on which it resides.  Most leases are either paid monthly or annually and generally average around $125. monthly, depending on a number of variables.  Property taxes are charged for both Fee Simple and Lease land.  For more information about the differences see http://www.octitle.com/pdf/leaselandvs.pdf .

There are also some limitations on the number of Financial Institutions who will finance loans on leased land.  The general rule is that the land lease must exceed the term of the loan by at least five years.  Lease land may also limit the pool of potential Buyers for resale.

Gated vs. Non-Gated – Which one is best for you?

Gated communities may provide a lot of benefits to the residents who live within them, however they may also be too restrictive for some.  Some of the most common elements to these communities are outlined below.

ADVANTAGES

Privacy and Security	The number one reason people choose these communities is because they are more difficult to access than a standard community.  This can provide peace of mind to homeowners, especially to those who are absent for extended periods. Criminal activity may be reduced in gated communities, and solicitors may have a more difficult (if not impossible) time bothering residents.
Quieter and Safer	Traffic speed and the noise from vehicles is reduced, making it quieter and safer.
Higher Home Values	Homeowners in these neighborhoods also generally have a higher pride of ownership, and keep their homes in good condition. Another positive aspect of gated communities is a higher standard of home quality, and stricter building codes that promote uniformity in design. That means more comparable sales and better value for all the homeowners within the community. There may also be social benefits, such as a having a community center or events that promote group activities for families to get to know each other.

DISADVANTAGES

Higher Costs	Along with the higher home values come additional expenses to cover the amenities. Also, most roads are deemed private, so the HOA may have to foot the bill to fix those potholes or repave a bumpy road.
Access Delays or Difficulties	Visitors and contractors may get aggravated waiting in line to come to your home. This occurs more frequently at guard-gated or controlled entrances.
More Controls on Access To and Use Of Property	Many gated communities limit the time contractors can come work at your home, and may block them altogether on holidays. Changes to the property exterior may require Board approval.

HOA Dues

Homeowners Association (HOA) fees are funds that are collected from homeowners in a condominium complex to obtain the income needed to pay operational expenses.  Most HOAs hire a property management company to manage these expenses and ongoing operations.

HOA fees typically cover master insurance, exterior maintenance, landscaping, water, sewer, and garbage disposal costs.  The Homeowner may still want to purchase “walls-in” or Earthquake insurance.  Fees are normally set by the HOA’s board of directors and adjusted annually.  Any excess HOA fees that exist after paying ongoing expenses are stored in an account and called Reserve Funds.  One thing to watch for is whether the HOA charges a reinstatement penalty when delinquent (for a prolonged period) as these can amount to thousands of dollars.

Amenities

Many communities offer a number of amenities.  Typically the more amenities a community has, the higher the HOA costs.  Some of the fees could be mandatory but some could be optional, depending on which amenities a resident would like to enjoy. 

Average monthly HOA costs range from $125. for a card or code/transponder (not guard-gated) access community, with common landscaping, the other extreme of $900. for communities with a golf course (membership extra), clubhouse and community pools/spas.   Here is a list of some of the more common amenities:

Clubhouse	Sometimes there is an additional fee for access to and use of a Clubhouse.
Concierge service	This may be an optional service.
Dining / Restaurant	Food & beverage minimums may be applied.
Gated	Guard gated communities generally cost more however may also provide a greater control over access into the area.
Fitness facilities	Use may require an additional fee/membership.
Golf	Most golf communities require the purchase of an additional golf membership or user-pay system.  There may also be a membership transfer fee applied.
Swimming pools /spas	Some communities do not heat all or any of the pools during winter as a cost savings.
Tennis/Racquet Sports	There is sometimes an additional fee for membership or user-pay.

There are also different amenities available to residents of many of the Desert Cities, such as highly discounted golf fees.

What’s Next…I’m ready to buy?

Check out our Buying tab at www.Desert-Dreamhomes.com for more information.

Attempts have been made to insure that this information is accurate.  However the variables can change at any time, so please consider the information provided as a general guideline or estimate.

Pre-approval vs. pre-qualification; what's better?

Position your offer ahead of the pack with a pre-approval letter! With the housing market heating up in many areas, and multiple offers becoming more commonplace, buyers who want an advantage in the bidding process will need more than a prequalification, they need a preapproval.

The difference is significant.

• Prequalifying for a mortgage is based solely on what you disclose to the loan officer or broker about your earnings, credit score and total assets, including what is available for a down payment. It’s really just taking someone's work on what they report their financial status is.       
• Preapproval, by contrast, requires borrowers to provide documentation of their income and their assets.

Preapproval carries more weight and gives you bargaining power when negotiation a deal.  Borrowers should ask the lender to provide a good-faith estimate on closing costs and fees along with the preapproval.       

The preapproval       

• Timing is important. Buyers should aim for obtaining a preapproval letter from a lender within 30 to 60 days of the expected purchase date, as one's financial status can change.
• Your income and bank statements may also need to be updated if it has been a few months between preapproval and the signed contract for buying. 

Don't lose your dream property because you didn't do your homework.   Ask us today at Desertdreamhomes@gmail.com today for a sample pre-approval letter.      

Short-Sale Process Expected to Speed Up in June

Short-Sale Process Expected to Speed Up in June
We've rolled up our shirtsleeves and have helped many clients get some good deals on short sales.  What great news that the process is getting streamlined!

Stay cool this summer...

Don't forget to perform annual maintenance on your air conditioning units now, before the real heat hits and A/C contractors become busy!

There are a few things that most homeowners can do themselves to help maintain their air conditioner:

• Ensure the filter is clean or replaced regularly. Disposable filters are inexpensive and should be replaced once per month during high use periods.
• Trim back plants so there is at least one foot of clearance from the A/C unit – this allows proper air flow, reducing motor strain.
• Sand and other debris can get sucked into the condenser coils. To clean the coils, first disconnect the power to the A/C and then use a garden hose to spray the coils clean.

The best advice is to have an annual maintenance service performed by a professional air conditioning technician. It is recommended that the following items are included in the maintenance service:

• Condenser – check pressure, oil motor bearings, and current electrical draw; tighten all hardware and visually inspect wiring and condenser coils.
• Air Handler/Evaporator – Visually inspect wiring and oil motor bearings; clean or replace filter, tighten all hardware, inspect condensation drain, pan, pump, and auxiliary pan; clean drain system, and check that evaporator coils are clean and free of damage.

With proper maintenance, the air conditioner should run smoothly for years. However, should the unit break down due to normal wear and use, don't forget to consult your home warranty company.  Many will repair or replace the covered parts and components – saving your hard-earned money and keeping your home cool during the heat of summer!

Are Low-Ball Offers A Good Idea?

A low-ball offer typically involves a contract submitted to a seller where the price proposed by the purchaser is 25% or more below list. Low-ball offers increase sharply when there's a glut of properties available, asking prices are out of sync with local economic realities and values are depressed or uncertain. Buyers figure: Hey, why not? Maybe I'll get lucky.

Here in the desert our housing inventory (especially the desirable snowbird properties) has shrunk from above the usual 6 months of inventory down to 2 months! We're seeing multiple offers again.

Not all properties are over-priced. Which is the better deal?

Example A: Property A is worth $200,000. but is priced at $240,000 and reduced to $205,000. Wow, that's a $35,000. price drop!

Example B: Property B is worth $200,000. but is priced at $190,000.

Believe it or not, some people choose Property A because it's only a deal to them if they can get a property under the list price.

The message here is to consult your Realtor.   Ask them to check the comparables (comps) to see whether the list price for a property seems above, below or at market level. The square foot price is not always a reliable basis for comparison. There are many factors that can affect the true market value such as location (sun exposure here in the desert), condition of the property and enhancements (swimming pool, crown moulding, etc.).

Do you keep losing out on properties you're bidding on? One good way is to make sure your offer is realistic for the current market. 

 

 

 

 

The take-away here: Rolling low-balls at sellers may have been an effective approach between 2008 and early 2011. But in 2012's environment — at least in rebounding markets — it could be counterproductive if you truly want to buy. 

Source:
 http://www.latimes.com/business/realestate/la-fi-harney-20120422,0,7259627.story
See More

Low-ball offers decline in some housing markets

www.latimes.com

WASHINGTON — It's not something that economists routinely track, but it provides a rough sense of what's happening in local real estate markets. Call it the low-ball index.