Carpet Depreciation

[John K.]

I have a duplex I just purchased (as a foreclosure), one of the tenants has two dogs and we agreed to let that tenant keep the pets since they are a long term tenant and have kept the place in reasonable (but not great condition)

The tenant very nicely asked us if we could replace two approx 10x10 areas of carpet in the main entrance area that are worn really bad - and we agreed that it was a reasonable request since they signed a 16 month lease to get into a regular lease cycle ending in April of 2014.

Since we are not replacing the carpet in the entire unit, and just two 10 x 10 areas (which are not enclosed rooms but kinda rooms) - Does this get depreciated over 5 years or can we just take the tax deduction in full?

If depreciated over 5 years, in addition, if they do move out in a year and we have to replace it again (since they have pets and smoke) - do we just depreciate the remaining four years all at once since it's destroyed?

I should also mention we are putting the cheapest carpet we can find it since we are planning on ripping it out in a few years and replacing it with the next tenants.

Thanks!