• Landlord Taxes

Calculating Depreciation for Personal Property Used in Your Rental Business

January 2, 2025 8 min read

Calculating Personal Property Depreciation

In the world of taxes, depreciation is one of your best allies—it means more money in your pocket. This often-overlooked benefit can significantly impact your bottom line as a rental property owner, reducing your taxable income and boosting your overall profitability.

However, depreciation can be a bit tricky to navigate, especially if you’re new to rental property management. Here, we’ll break down the basics of depreciation for personal property used in your rental business and how you can take advantage of it in your rental property business.

What is Personal Property?

The key difference between personal property and real property (or real estate) is mobility—personal property is movable and not permanently fixed to a specific location. Unlike real property, personal property is generally not subject to property taxes.

Personal property is categorized into two types: tangible and intangible. Tangible personal property includes physical items such as vehicles, furniture, boats, and collectibles. Intangible personal property consists of non-physical assets like digital assets or patents.

Personal property can be found inside or outside your rental units and includes items that are not permanently affixed to land, buildings, or other structures.

Here are a few more examples of personal property:

Inside a rental unit:

• Refrigerators
• Furniture
• TVs
• Unsecured flooring (like rugs or removable tiles)

Outside a rental unit:

• Lawn mowers
• Computers
• Maintenance equipment
• Vehicles

What is Personal Property Depreciation?

When it comes to tax benefits, personal property is often considered depreciable capital. This means you can deduct a portion of its cost over time through depreciation. If you purchased personal property specifically for your rental business or it was included as part of the property when you acquired it, it is probably eligible for depreciation.

Depreciation spreads the cost of an asset over its useful life, reducing your taxable income each year. For example, tangible property like furniture or appliances is typically depreciated over five to seven years using the Modified Accelerated Cost Recovery System (MACRS), the standard method approved by the IRS.

Be sure to remember the qualifications below to claim depreciation on personal property:

• The property must be used in your business or for an income-producing activity.
• If the property is used for investment purposes, the income it generates must be taxable.
• Property used solely for personal activities cannot be depreciated. For mixed-use property (both personal and business use), you can only claim depreciation for the business or income-producing portion.

Calculating Depreciation for Personal Property

As a landlord, personal property is a critical component of maintaining and improving your rental units. From essential appliances like refrigerators to tools like lawnmowers, these tangible items not only support daily operations but also contribute to tenant satisfaction. Understanding how to manage and deduct personal property on your taxes can provide significant financial benefits.

When it comes to deducting personal property, you can utilize these two primary depreciation methods: the Straight-Line Method and the Double-Declining Balance Method. Each offers a different approach to spreading the cost of an asset over its useful life.

1. Straight-Line Method: This method allows you to deduct an equal amount of depreciation each year over the asset’s useful life. This method is simple and consistent, making it a common choice for landlords.

• Example: Let’s say a company buys a delivery truck at a purchase price of $30,000, expected to last 5 years, with a $3,000 salvage value at the end of its life. Under the straight-line method, the company would deduct $5,400 per year for 5 years ($30,000 - $3,000 = $27,000, then divided by 5 = $5,400).

2. Double-Declining Balance (DDB) Depreciation: This method accelerates depreciation, allowing you to deduct more in the early years of an asset’s life. This method applies double the straight-line depreciation rate to the book value (remaining value) of the asset, which decreases each year.

• Example: Let’s use the $30,000 truck example again. One would first calculate the straight-line depreciation (SDLP) as 1/5 years of useful life, (20% per year). Then double the SDLP (20% x 2 = 40%) and thus deduct 40% of $30,000 ($12,000) in year one. You’d then deduct 40% of $18,000 ($7,200) in year two, and so on, stopping when the book value equaled the salvage value ($3,000).

Tax Benefits for Personal Property

The Tax Cuts and Jobs Act (TCJA) introduced several provisions to simplify and enhance personal property. These benefits include:

• Bonus Depreciation – Bonus depreciation deduction allows landlords to deduct the entire cost of qualifying personal property in the year it is placed in service. This provision has been particularly useful for items like appliances and maintenance equipment.
• Section 179 Expensing – Section 179 lets landlords deduct the full cost of personal eligible property in the first year of use, up to an annual limit. Examples include office equipment, furniture, and vehicles used in your rental business.
• Safe Harbor Deductions – Safe harbor rules provide additional opportunities to deduct expenses related to personal property without the need for complex calculations.

It’s important to note again that tax advantages introduced by the TCJA have deadlines. For example, bonus depreciation, which allowed 100% deductions for qualifying property, is gradually being phased out. By 2027, bonus depreciation will be reduced to 0%, so landlords will need to revert to traditional depreciation methods.

This makes it crucial to stay informed about changes in tax law and take full advantage of current provisions before they expire. We’ll take a look at each of these in more depth below, but consulting with a tax professional can help you navigate these transitions more effectively.

Bonus Depreciation in 2024

Bonus depreciation is an optional way to accelerate tax benefits by allowing larger deductions in the first year of ownership. Originally introduced in 2002 through the Job Creation and Worker Assistance Act, the bonus depreciation tax incentive underwent its most significant in 2017 via the Tax Cuts and Jobs Act, which temporarily increased bonus depreciation to 100%.

However, this 100% benefit began phasing out in 2023 and will decrease by 20% each year until 2027, when it will reach 0%. In 2024, the bonus depreciation rate is capped at 60%, meaning you can deduct 60% of qualifying assets’ costs in the first year.

What Qualifies for Bonus Depreciation?

To qualify for bonus depreciation, certain business assets must meet the following criteria:

• Owned, Not Rented: The property must be owned by the taxpayer.
• Business or Investment Use: The asset must serve a business or investment purpose.
• Determinable Useful Life: The property must have a measurable useful lifespan.
• Expected Lifespan Over One Year: The asset must last more than one year.

Additionally, bonus depreciation applies only to assets with a useful life of 20 years or less. This excludes residential properties (which have a 27.5-year depreciation schedule), but includes assets like appliances, equipment, and certain improvements.

Benefits of Bonus Depreciation

Using bonus depreciation offers two key advantages:

1. Minimizing start-up costs. Bonus depreciation allows you to deduct significant expenses upfront, reducing initial outlays and enabling you to reach profitability sooner.
2. Higher initial deductions. By taking larger deductions early, bonus depreciation lowers your end-of-year bill. This leaves you with more cash flow to reinvest in your properties or expand your portfolio.

Section 179 for Landlords

As a landlord, wouldn’t it be great if you could speed up your depreciation expense deductions instead of waiting the standard 27.5 years? With Section 179 of the U.S. tax code, it’s possible. This provision allows you to deduct the full cost of certain business-related assets in a single year, rather than spreading the deduction over the asset’s useful life. This method, known as first-year expensing or Section 179 expensing, can significantly improve your cash flow and help you reinvest in your rental business.

By using Section 179 in 2024, you can deduct significant expenses upfront, reducing your taxable income in the first year of ownership. This faster recovery of costs allows landlords to:

• Improve cash flow early in the investment
• Reinvest savings into other properties or improvements.
• Simplify deductions for smaller purchases, such as office equipment or maintenance tools.

What Qualifies for Section 179?

Section 179 applies to tangible, long-term personal property that is used for your rental business. Examples of qualifying items include:

• Computers
• Telephones and cell phones
• Office equipment
• Office furniture
• Vehicles
• Software
• Maintenance equipment, such as lawnmowers

While Section 179 is broad, there are important exclusions. You cannot use Section 179 to deduct the cost of:

• Land
• Land improvements (e.g., swimming pools, paved areas, fences)
• Permanent structures attached to land (e.g., buildings, structural components)

Section 179 vs. Bonus Depreciation

Both Section 179 and bonus depreciation allow for accelerated depreciation, but they operate differently:

• Annual Limitations: Section 179 deductions are capped at a yearly limit, which can change based on IRS updates. Bonus depreciation has no annual dollar cap.
• Opt-In vs. Automatic: Section 179 requires taxpayers to actively opt in when filing taxes. Bonus depreciation is automatic unless you choose to opt out.
• Used Property: Historically, Section 179 was the only option for depreciating used equipment. Bonus depreciation rules have since expanded to include used property.

Personal Property Depreciation and Your Rental Property Business

Personal property is more than just a functional aspect of your rental business—it’s an opportunity for tax savings. Whether it’s appliances inside your rental units or maintenance equipment for your properties, understanding how to categorize and depreciate personal property as well as apply safe harbors and exceptions for accelerated deduction is key to optimizing your tax strategy.

With the TCJA benefits nearing expiration, now is the time to assess your assets, evaluate cost-segregation opportunities, and plan your deductions wisely. By doing so, you can make the most of your personal property investments and position your rental business for continued success.