Currently, we have a homeowner's policy which extends liability over the rentals. 

Your financial activities are essentially outsourced to another institution, which may have its own policies and vulnerabilities.What Can You Do?

The ones still open to adding new policies will only insure buildings built after 2000, or 1980 (depending on the insurer), and you have to be claim free in the last 5 years.Unfortunately, $9k for a 10u does not surprise me. 

Not sure if this is the case in all provinces because Catalunya, especially the Barcelona city government, is quite left and making it difficult for investors. 

Once that deadline is broken, I do not give that same renter another chance.You need to really think this through, develop a policy, and run it by an attorney to ensure it is legal and makes sense.

@Michael Plaks your policy as you describe is much more professional and palatable.

Also, review utility bills, insurance policies, maintenance invoices, and property tax records to cross-check reported expenses.

As long as you stay under four units, you're not governed by the Fair Housing Act, which has some accessibility requirements.

I would hit them with a pet violation or whatever your policy is.

Bonus depreciation is just a special part of the US tax code.It allows you to take accelerated depreciation on portions of your property depending on when an asset is put into service.At the time of this writing, you can write off a huge portion (60% in 2024) of many qualified components that have a useful lifespan of 15 years or less.That means a certain percentage of things like landscaping, sidewalks, latches, appliances, fences, certain flooring, etc is depreciable in year 1.The bonus depreciation rate percentage changes yearly depending on the administration and the tax code.For years 2015 through 2017 first-year depreciation for all the items on a 15-year schedule or less was set to 50%.It was scheduled to go down to 40% in 2018 and 30% in 2019 and then 0% in 2020.But then Trump got elected, and he enacted the Tax Cuts and Jobs Act.That moved the bonus depreciation percentage to 100% from 2017 to 2022.In 2023 it went down to 80% and it’s currently at 60%.Depending on who gets elected again, 100% may be back on the table.Only time will tell.We know that the US government wants to incentivize more development and ownership of RE.They want Americans to continue to build and maintain our physical world.That’s why real estate is one of the most tax-advantaged assets in the US.Depreciation and bonus depreciation for RE are very positive and will likely continue in the years ahead.