Depreciation vs Repairs/Maintenance Expenses- Tax Ramifications

[Jody Vreeland]

Hi all-

Our tax accountant informed us there there were changes made by the IRS last year regarding "rules/guidelines" on how you can categorize expenses when rehabbing a rental property (not flipping). We, like many residential real estate investors, seek to maximize our yearly losses for tax purposes and therefore would like to keep as much categorized as repairs/maintenance as possible vs capital improvements (added to fixed asset) and therefore depreciated. She informed us that the NEW rule states "anything done to the house prior to it being 'ready to rent' is added to fixed cost of house and depreciated while anything done after its 'rentable' under the amount of $2500 is expensed in that year." This "ready to rent" verbiage seems to have some gray zone, and we are wondering what people are doing out there who seek to deduct as much r/m expenses as possible. Let me know if you have any thoughts/advice on this topic. Thanks you kindly.