Does anyone have any experience relying on home warranties to help cover appliances, etc?

Updated kitchen, bath, floor, appliances, paint, backyard.

@Stuart I thought home improvements like flooring, bath updates, appliance updates under the name of a LLC help to offset W2 income besides the liability part?

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.

The appliances are also all brand new installed this year- fridge, dishwasher, and washer/dryer.

You are saving now for an appliance you will buy in 10-20 years when the cost is likely double or triple today's cost.

You can break out and deduct some parts of the rehab (appliances and carpets for example) but will have to slowly depreciate the rest of it.

You should be calculating Cap Ex for all long term items that will need replacement at some point - appliances, roofs, ac, water heater, etc.

I made a few small improvements to the landscaping, I bought a few new appliances, updated a few fixtures, added blinds to the windows, minor drywall repair/paint, and marketed the property as a 4th bedroom that would make great home office/den instead of a 3 bedroom plus office/den.What was the outcome?

CMHA may have specific standards on top of federal HQS, like the age or condition of certain appliances or windows.Like everyone is saying.