$2,500 De Minimis Safe Harbor Election - per project or total?

[Account Closed]

Hi everyone, I closed on a property last week, listed it for rent the day of closing, and am performing some minor changes before it is rented. Based on my understanding of @Brandon Hall BARRRR stategy,  since the property was made available ('For Rent' sign in yard - and yes, i got a time stamped photo) and ready (it is move-in ready), most of the changes I am making can be expensed instead of capitalized. However, I started thinking and realized that - per my understanding of de minimis safe harbor - most of my projects under the $2,500 cap would be expense-able ANYWAYS! For example:

$1,000 - Paint Kitchen and Bath Cabinets

$500 - Refinish the Bathtub and Tile Surround

$1,000 - A/C Maintenance and cleaning

$1,650 - Replace breaker box and run grounds to Kitchen/Bath for GFCIs

Here is the primary question: Does de minimis safe harbor apply to each project (making all of this expenseable) or is it the sum of applicable projects UP TO a $2,500 max?

[Brian Schmelzlen]

As long as it is truly placed in service, then yes you are able to expense some repairs rather than capitalizing them.

Under the de minimis rule, it is "per item per invoice", so that means that as long as your "projects" are not grouped together as one item on an invoice you are able to expense them.