By Beau Thoutt
Depreciation is a key tax benefit for rental property owners, and accelerated depreciation can help you maximize your deductions during the first years of ownership. Depreciation allows real estate investors to deduct the wear and tear of a property annually. The accelerated depreciation method lets landlords front-load deductions for eligible assets, such as fixtures and movable assets, to reduce taxable income in those years.
Accelerated depreciation on rental property can be complex, so let’s break it down. Today, we’ll cover these topics:
- Differences between straight-line and accelerated depreciation
- Two methods of accelerated depreciation
- Cost segregations studies
- Bonus depreciation
- Section 179 deductions
- Depreciation recapture
With these key elements, you can evaluate the depreciation strategy for your properties and determine whether accelerated depreciation is the right fit for your portfolio.
Highlight: Accelerated depreciation is an essential tax strategy for real estate investors, helping reduce taxable income and improve your cash flow.
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Overview: Depreciation vs. Accelerated Depreciation
Depreciation helps landlords recover their investment in real property through annual pre-tax deductions. The most commonly used method is standard or straight-line depreciation, which spreads deductions evenly over 27.5 years for residential properties and 39 years for non-residential ones.
The deductions stop once an asset depreciates fully, even though the asset still has value. When an asset is sold, the depreciation schedule resets, and the new owner may deduct depreciation.
Another method of accounting for a property’s wear and tear is accelerated depreciation. This method provides several benefits:
- Greater reinvestment opportunities
- Improved cash flow during the early years of ownership
- Paper losses to carry forward
- Potential for a lower tax bracket
Instead of spreading out depreciation evenly over 27.5 years, accelerated depreciation fully depreciates eligible assets, like driveways or plumbing fixtures, in five to 15 years. The asset’s lifespan determines the depreciation schedule.
Highlight: Accelerated depreciation enables landlords to deduct assets like appliances and fixtures within five to seven years.
What is accelerated depreciation?
Accelerated depreciation is a faster method of reclaiming your initial investment. This method reclassifies assets so that they have a shorter lifespan than the useful life of the entire structure. You can deduct more of the total depreciation within the first five to 15 years of purchasing a rental unit.
Qualifying Assets for Accelerated Depreciation
These assets are eligible for accelerated depreciation:
- Appliances
- Decorative trim
- Driveways
- Electrical systems
- Fencing
- Landscaping
- Lighting
- Millwork
- Patios
- Plumbing fixtures
- Removable flooring
- Sidewalks
To identify qualifying assets, consider conducting a cost segregation study. These studies break down a property’s cost basis into components, determining their value and depreciation schedule. We’ll cover cost segregation studies in more depth later in this article.
Test Case: Straight-line vs. Accelerated Depreciation
Let’s look at an example to compare the effect of straight-line and accelerated depreciation on your bottom line. Here’s the critical information for our test case property:
- Property purchase price: $200,000
- Land value: $15,000
- Closing costs added to basis: $4,000
- Value of appliances and flooring: $9,000
- Value of patio: $10,000
Using straight-line depreciation, you’ll deduct $6,872.72 annually for 27.5 years. Accelerated depreciation allows you to deduct appliances and flooring over five years and the patio over 15 years, increasing initial deductions by $1,630.31.
Tax Impact of Accelerated Depreciation
The benefits of accelerated depreciation go beyond larger deductions. Depreciation is a non-cash deduction, so it doesn’t cost you anything or affect your cash flow—but it can affect your bottom line. Let’s say the rental unit from our example has a pre-tax net income of $8,000. With the accelerated depreciation deduction, the net income creates a loss of −$503.03. Remember, you still have a positive cash flow. It’s a paper loss only; you can carry that loss forward to use in future tax years.
Highlight: Accelerated depreciation provides rental property tax benefits by immediately reducing your tax liability without negatively affecting your cash flow.
Accelerated Depreciation for Real Estate
Accelerated depreciation looks at the useful life of assets individually instead of grouping a property’s depreciation into one lump sum each year. This accounts for assets that lose their value more quickly when they’re new and may require more repairs and maintenance when they’re older. Since assets like appliances and furnaces have a shorter life span than the building itself, that means investors can depreciate those items faster.
Your investment strategy can determine whether accelerated depreciation is right for you. Once you take accelerated depreciation, you’ll have a lower annual depreciation deduction in the future—a drawback for long-term investors. Some investors rely on accelerated depreciation more for short-term investment strategies. Others use it to increase cash flow during the early years, so it’s easier for them to scale their portfolio growth. Talk to your tax advisor to see if this strategy is right for your situation and goals.
Modified Accelerated Cost Recovery System
The Modified Accelerated Cost Recovery System (MACRS) is a depreciation system that allows investors to recover an asset’s capitalized cost over a specified period through annual deductions. With MACRS, fixed assets are put into classes that determine how long your depreciation schedule will last. Assets related to real estate generally fall into four classes:
- 5-year property: Appliances, carpeting, furniture, computers, office equipment, and vehicles
- 7-year property: Office furniture, like desks and file cabinets
- 15-year property: Land improvements such as fences, driveways, and roads
- Residential rental property: Buildings and structural components, like gutters, doors, or windows
Most real estate investors use MACRS’s general depreciation system, which uses the declining balance method. This method lets investors take larger depreciation deductions in the early years, then smaller amounts in later years.
Highlight: A landlord can classify new flooring under MACRS for five years rather than the property’s full depreciation schedule.
Types of Accelerated Depreciation
Double-Declining Balance Method
The double-declining balance (DDB) method allows higher deductions in the early years of owning an asset. This method doubles the reciprocal of the asset’s useful life and then applies the rate to the depreciated book value for the rest of the asset’s expected life.
Here’s the DDB method of accelerated depreciation formula, as applied to the appliances from our earlier example. They’re worth $9,000 with a five-year life, so they’ll have a reciprocal value of 1/5, or 20%. Doubling that rate gives us 40% to apply to the book value for depreciation.
$9,000 × 40% = $3,600 of depreciation in the first year
$5,400 × 40% = $2,160 of depreciation in the second year
The rate remains constant over time, but the value decreases because we multiply the rate with a lower depreciable base each year.
The double-declining balance method is most useful for assets with short lifespans. Front-loading the depreciation on these assets helps match the depreciation expense with the cost of the original purchase. Assets that lose their value more quickly work well with this method:
- Appliances
- Computers
- Office furniture
- Software
- Tools and equipment
Highlight: The double-declining balance method more closely matches up the depreciation deduction with the asset’s purchase, so landlords can offset more of the cost that year.
Sum of the Years’ Digits
The second way to speed up depreciation is with the sum of the years’ digits (SYD) method. This approach assigns a percentage to each year of a property’s useful life. The SYD method is better for properties expected to hold their value well but may need repairs later. Unlike the double-declining balance method, the SYD accounts for the asset’s salvage value.
This method front-loads an asset’s depreciation in the first year and gradually decreases it over its useful life. We calculate the percentage for each year by adding up the remaining years of the property’s useful life. For this example, let’s say you bought a vehicle for your rental property business. The vehicle initially costs $30,000, and you expect to sell it for $10,000 in five years.
| Year | SYD Rate Calculation | Depreciation Expense |
|---|---|---|
| Year 1 | 5 ÷ (5+4+3+2+1) = 33% | $6,666.67 |
| Year 2 | 4 ÷ (5+4+3+2+1) = 27% | $5,333.33 |
| Year 3 | 3 ÷ (5+4+3+2+1) = 20% | $4,000.00 |
| Year 4 | 2 ÷ (5+4+3+2+1) = 13% | $2,666.67 |
| Year 5 | 1 ÷ (5+4+3+2+1) = 7% | $1,333.33 |
Note that the percentages in the SYD formula should add up to 100. Use Excel’s SYD function or an online calculator to create a schedule for an asset’s SYD depreciation.
Highlight: The SYD method helps landlords balance an asset’s depreciation deductions with its repairs and maintenance costs, providing a more constant overall cost during the asset’s lifespan.
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Cost Segregation Studies for Real Estate
When you buy a residential rental property, the IRS allows you to depreciate the entire property over 27.5 years. This treats all the assets that make up the property as one. But, a rental property has many components. If you were to buy them separately, you could depreciate the individual assets over five to 15 years. A cost segregation study breaks down the components of a property and determines each one’s value and usable life. Here’s how a cost segregation study works:
- Hire an expert. You’ll need to work with a financial firm that has experience in engineering, construction, tax law, and accounting.
- Determine the property’s suitability. Your team of analysts will examine your investment property to determine whether it is a good fit for a cost segregation study.
- Provide necessary documents. The analysts will need information about your property, so be prepared to share documents like recent property appraisals, closing documents, or inspection reports.
- Analyze the property. Your team of experts will determine which elements of your property qualify for accelerated depreciation.
- Review the report. Once the analysis is complete, your team will give you a report outlining their findings. You can use the report to calculate your potential depreciation deductions.
A cost segregation study is best for properties purchased or built within the last 15 years. Once you’ve purchased, built, or remodeled a property, you can order a study anytime. However, you’ll get the most tax savings if you order the study before you file your taxes the same year you buy, build, or remodel the property.
If you didn’t order a study that year, it’s not too late. You can order a look-back study instead, and that allows you to take a catch-up deduction in one year. The catch-up deduction equals the difference between your original depreciation claim and what you could have claimed if you’d done the cost segregation study earlier. The IRS allows property owners to order look-back studies on properties they bought, built, or remodeled as early as January 1, 1987.
Highlight: Although a cost segregation study is an additional outlay, it’s essential for accurately evaluating assets and maximizing depreciation benefits.
100% Bonus Depreciation in Real Estate
Bonus depreciation is a one-time benefit that investors can claim to take up to 100% of an asset’s depreciation in its first year. This strategy applies to property purchased and put into service between September 27, 2017, and January 1, 2023. Let’s examine our example property again to see how bonus depreciation compares to the straight-line and accelerated methods.
| Item | Straight-line 27.5 Years | Accelerated Depreciation | Bonus Depreciation |
|---|---|---|---|
| Property cost basis | $185,000 | $166,000 | $166,000 |
| Depreciation expense | −$6,872.72 | −$6,036.36 | −$6,036.36 |
| Appliances and flooring cost basis | 0 | $9,000 | $9,000 |
| Appliance and flooring depreciation | 0 | −$1,800 | -$9,000 |
| Patio cost basis | 0 | $10,000 | $10,000 |
| Patio depreciation | 0 | −$666.67 | -$10,000 |
| Total depreciation expense | −$6,872.72 | −$8,503.03 | −$25,036.36 |
Section 179 for Landlords
Rental property owners can use Section 179 to deduct the full cost of certain assets, like appliances and office equipment, in the year of purchase, up to $1 million.
The IRS has some rules about this, though. You must purchase the assets for cash during that year. Unlike the bonus depreciation option, with Section 179, there is an income requirement. You may not use Section 179 to deduct more than your net taxable business income, but you can carry forward an overage amount to use in future years.
Section 179 allows you to fully deduct the costs of these assets:
- Appliances
- Computers
- Flooring
- Maintenance equipment
- Office equipment
- Office furniture
- Phones
- Rental furnishings
- Software
- Vehicles
Note that Section 179 does not apply to these assets:
- Gifted items
- Improvements like swimming pools, fences, or paved parking areas
- Inherited property
- Land
- Leased property
- Permanent structures, such as buildings or structural components
- Property located outside the US
- Property purchased from relatives or an organization you control
If your rental property is an investment only—not a business—then the IRS doesn’t permit you to take a 179 deduction. Talk with your tax advisor before taking a Section 179 deduction to make sure you qualify.
Pro tip: Use TurboTenant’s expense-tracking tools to make sure you take advantage of every available deduction.
Highlight: Section 179 lets landlords deduct up to $1 million in qualified assets in the purchase year.
Depreciation Recapture
Depreciation deductions help you offset the cost of an asset, but they come with a downside: depreciation recapture, a potential tax liability that comes with selling a property. This tax helps the IRS recapture some of the benefits taxpayers receive from depreciation deductions. When a property owner sells an asset, the IRS uses this simplified formula to determine the asset’s value:
Original purchase price – total depreciated amount = original value
Sale price – original value = taxable capital gains
These gains count as ordinary income, and the maximum tax on recaptured depreciation is 25%. Note that the maximum capital gains tax is 20%, depending on your tax bracket. If you use accelerated depreciation, you may end up owing more because of depreciation recapture.
However, there are strategies you can use to minimize depreciation recapture. Talk with your tax advisor about Section 1031 exchanges or Qualified Opportunity Funds. You could also align the sale of an asset with a year when you’re in a lower tax bracket. And remember, the initial cash flow benefits and re-investment opportunities frequently outweigh recapture costs.
Highlight: Selling an asset can trigger depreciation recapture taxes, but they can be managed with tax-planning strategies and are often offset by the early tax benefits.
Dig Deeper into Depreciation
- CalculatorSoup: Depreciation Calculators
- Investopedia: Modified Accelerate Cost Recovery System (MACRS): Explanation and Types
- IRS: Publication 527 (2023), Residential Rental Property
- IRS: Publication 946: How to Depreciate Property
- IRS: Section 179 Deduction
- REI Hub: Asset Class Life and Recovery Period Reference Sheet
- REI Hub: Calculating Basis & Depreciation for Personal Properties Put into Service
- REI Hub: Rental Property Asset Depreciation
- TurboTenant: A Guide to Maximizing Returns: Rental Property Depreciation
TurboTenant: Rental Property Depreciation Calculator
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Written by Kevin Kiene
Landlord insurance costs have risen significantly over the last decade. In just the last four years, the average cost of property insurance has increased by 25 to 45%.
Rising insurance costs directly cut into investors’ returns and can impact investing strategies. To ensure their properties stay profitable, Landlords need to be aware of changing insurance costs and have a plan for dealing with them.
Why Landlord Insurance Costs Are Rising
Several factors have impacted insurance costs in recent years. As a general rule, Landlords pay more for insurance than homeowners do. Insurance companies see Tenants as a higher risk than owner-occupants. To compensate for this risk, Landlord insurance typically costs 20-25% more than homeowners insurance.
That said, the cost of both Landlord insurance and homeowners has increased dramatically in the last decade. Several factors have led to this increase, including:
- Natural disasters: The number and intensity of natural disasters has increased over the last few decades. There has been a notable increase in serious hurricanes, wildfires, and floods. This increases costs and risks for insurance companies, which leads to higher premiums for policyholders.
- Labor and material shortages: Construction costs are up due to a shortage of skilled labor and materials. Supply chain disruptions have exacerbated this problem. It’s increasingly difficult to find skilled labor and materials for home repairs. The result is increased repair costs for insurers that push up premiums.
- Inflation: The insurance industry has not been immune to the impacts of high inflation, which is one factor driving up premiums.
- Increased claims for property damage: Insurers are seeing more claims for damage caused by vandalism and wear and tear. This increased expense for insurers is passed to policyholders through higher premiums.
- Insurers exiting markets: Some insurance companies are leaving high-risk areas. This pushes up insurance costs in those markets.
The Impacts Increased Insurance Costs Have on Investors
Rising insurance premiums mean increased operational costs for Landlords. This leads to decreased profits and less attractive returns. While some of the added expense can be passed on to Tenants through increased rent, this isn’t always the case.
Insurance costs are fixed. Even if a property is vacant or if rental markets soften, Landlords are responsible for paying insurance premiums. This cuts into cash flow and makes properties less desirable for investors.
Small Landlords and Landlords in high-risk areas are the most impacted by higher insurance rates. Property owners in California and Florida have been hit the hardest.
Extreme weather has caused insurance costs to double or triple in these coastal areas. Many Florida homeowners are paying four times the national average for insurance. In addition, it’s prompting some insurance companies to leave the areas altogether. Experts anticipate that Texas, Louisiana, and Colorado will see similar increases in the coming years.
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Tips for Dealing With Rising Insurance Costs
Insurance costs aren’t going down and will likely continue their upward trend. Landlords need to be aware of this and proactive about addressing it.
The good news is there are things you can do to minimize the impact insurance costs have on your investment portfolio. Here are some tips for dealing with this new reality:
- Shop around for insurance and compare rates. When it’s time to renew your policy, compare rates from three to four companies. This is a little extra work for Landlords but can result in significant savings.
- Upgrade your property. Any upgrades that make your house less of a risk to insurers can help keep your premium down. Some common upgrades to consider are:
- Hurricane-resistant windows
- Fire safety systems
- Alarm systems
- Surveillance cameras
- Smart devices like water leak detectors
- Increase your deductible. A higher deductible means a lower premium. If you’re comfortable paying more out-of-pocket when you file a claim, a high deductible is a good way to lower your premium.
- Stay on top of property maintenance. If you keep your property in good condition it will mean fewer claims and reduced insurance costs. Have a plan for preventative maintenance and follow it. Use a good Residential Lease Agreement that outlines maintenance responsibilities and enforce all Lease provisions.
- Educate your Tenants. At the start of a tenancy, show your Tenants where the water shutoffs are. You should also discuss fire safety – including using fire extinguishers and testing smoke detectors. It’s your job to ensure your Tenants have the information they need to keep your property in good condition.
- Evaluate what type of policies you need and identify any coverage you can skip. For example, if your house has significant safeguards against flooding, you may not need to pay for flood insurance.
- Consider property risks when adding to your portfolio. When buying new rental properties, evaluate the area’s risk for hurricanes, flooding, wildfires, and earthquakes. If you’re purchasing in a high-risk area, make sure that the property will cash flow even if insurance costs continue to rise.
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By Frank Jachetta
As the rental landscape shifts, landlords are encountering a growing number of non-traditional tenants, including freelancers, recent graduates, and international students. According to Statista, the U.S. workforce is projected to include 86.5 million freelancers by 2027, accounting for 50.9% of all workers.
This shift underscores the need for landlords to be prepared to accommodate renters who may not have conventional income streams or employment histories, presenting both an opportunity to expand the tenant pool and a challenge in mitigating rental income loss as a result of rent defaults.
However, with the right tools and strategies, landlords can confidently welcome these tenants
while safeguarding their rental income and profits. Here are the top three ways to protect your rental income and minimize risk when renting to non-traditional tenants.
1 – Utilize Rent Coverage from The Guarantors
For many landlords, traditional screening criteria such as credit scores and steady income sources are vital for assessing risk. But with today’s growing diversity in renter profiles, including unique work arrangements, not every qualified tenant will meet these standards. That’s where The Guarantors’ Rent Coverage product comes into play.
The Guarantors provides coverage that acts as a safety net for landlords by protecting against losses from defaults, damages, vacancies, and lease breaks—all without increasing a landlord’s operating expenses. This service is particularly beneficial when renting to freelancers, gig workers, international students, recent graduates, or non-U.S. citizens, who might not have an established credit score and/or consistent income flow.
For example, consider an international student studying abroad in the U.S. with minimal income and no credit history. With The Guarantors’ Rent Coverage, landlords can feel secure, knowing that missed rent payments will be covered.
Instead of spending your valuable time chasing down guarantors, The Guarantors serves as cosigner, saving you time and minimizing your losses. This solution can be particularly advantageous in markets where student housing is in high demand or properties near universities, where landlords might see high turnover and fluctuating income risk.
The benefit of this coverage extends to tenants far beyond the student demographic; for example, for a freelancer who may not yet have a regular, full-time income, this product serves as a buffer against potential income instability.
Rent Coverage from TheGuarantors can also serve as a bridge for non-U.S. citizens who may have a high-paying job but lack the credit history or social security number typically required for leasing. By stepping in as a guarantor, TheGuarantors makes it possible for landlords to qualify these tenants without added risk.
2 – Implement Comprehensive Tenant Screening
Tenant screening is a foundational step in the rental process that provides landlords with valuable insights into a tenant’s reliability. But not all tenant screenings are created equally when evaluating non-traditional renters. It’s essential to use a comprehensive screening
service that can provide a fuller picture of a tenant’s ability to pay, even if they don’t have a traditional credit or income history.
For example, landlords can call a current employer or previous landlord, to get real time information even if the applicant has no social security number or credit history. This approach can reveal signs of responsibility and financial stability that might not appear in a traditional credit check.
In addition, landlords can order a criminal history report from AAOA using only the applicant’s name and date of birth or contact AAOA for an international tenant screening quote. Landlords can also review bank statements or tax returns, helping to paint a more accurate picture of the
applicant’s suitability as a tenant. Combining tenant screening tools with added, incremental risk mitigation methods like TheGuarantors’ products enables landlords to make better informed decisions when renting to non-traditional renters.
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3 – Offer Deposit Alternatives with TheGuarantors’ Deposit Coverage
Security deposits are a tried-and-true way to safeguard rental income against damage and defaults. However, for some renters, especially those with limited liquidity, a traditional deposit can be a significant barrier. TheGuarantors’ Deposit Coverage product provides a flexible solution that benefits both landlords and tenants, offering tenants a lower-cost deposit alternative while offering landlords robust financial protection.
Instead of requiring renters to pay a full deposit upfront, TheGuarantors’ Deposit Coverage allows tenants to pay a smaller, one-time fee. This product is especially helpful for tenants who might lack the cash reserves for a hefty security deposit, allowing them to keep more of their cash and lower move-in costs. For landlords, it provides the same financial coverage as a traditional deposit, including protection against property damage and unpaid rent, while also helping to attract a broader pool of renters.
For example, freelancers with irregular income or retirees with sufficient savings but no steady
income can move in without paying a hefty deposit, reducing vacancy times for landlords. For
landlords, it’s a win-win: they retain the financial protection they need while offering renters a
convenient, more affordable entry to housing.
CONCLUSION
As the rental landscape changes, more non-traditional renters, including freelancers, recent graduates, and international students, are entering the market. Landlords who can adapt their leasing strategies to attract and retain these renters are well-positioned to benefit from a broader, more diverse tenant pool.
Using tools like TheGuarantors’ Rent and Deposit Coverage products provides financial assurance when renting to high-potential but non-traditional tenants. Coupled with AAOA’s comprehensive tenant screening services, these solutions allow landlords to approach each applicant with a nuanced understanding of their reliability and ability to meet financial obligations.
Incorporating these strategies not only helps protect rental income but also enables landlords to tap into new, promising markets with confidence. By focusing on innovative solutions like these, landlords can maintain a healthy occupancy rate, mitigate financial risks, and ultimately, drive long term profitability in a competitive rental market.
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Listen On:
We are lucky enough to have a general contractor who has been a part of our team for over 15 years.
This week on the podcast, we will be discussing all of the tips our contractor, Jim, has shared that have helped us stay on top of inspections, preventative maintenance, and what to know about hiring general contractors.
We share real-life experiences from our rental properties and offer practical tips to help self-managing landlords find reliable, skilled contractors for their maintenance and renovation projects. From hiring a licensed general contractor to ensuring they hold proper insurance coverage; this episode covers everything you need to know to protect your investment and maintain tenant satisfaction.
What You’ll Learn in This Episode:
✅ Why using a licensed general contractor is crucial for safety and compliance
✅ Where to find reputable contractors and get multiple estimates
✅ The difference between being an additional insured vs. an interested party
✅ How to handle tenant communication during renovations
✅ Why detailed contracts and written agreements are essential
✅ Tips for working around tenant schedules and minimizing disruptions
✅ How routine inspections help prevent costly repairs
✅ Key maintenance tips learned from years of working with contractors
Key Takeaways:
🔹 Stacie and Kevin highlight the importance of working with experienced professionals like their trusted contractor, Jim, who ensures all work meets building codes and legal requirements.
🔹 Learn how to vet contractors by checking licenses, insurance, and references, plus why it’s essential to get everything in writing.
🔹 Communication is key—whether it’s setting clear expectations with your contractor or keeping tenants informed about upcoming maintenance or repairs.
🔹 Take advantage of tenant vacancies to complete larger projects and avoid inconveniencing current renters.
🔹 Routine inspections can help landlords catch potential issues early. Stacie and Kevin share how Jim walks through their units, checking for leaks, unauthorized pets, and cleanliness issues that could lead to pests.
🔹 Smart maintenance practices like regular garbage disposal use, timely water line replacements, and proper appliance management can save landlords thousands in repairs.
🔹 Labeling breaker boxes and paint colors behind switch plates can save time and money during repairs and touch-ups.
🔹 When remodeling, simple upgrades like reinforcing toilet paper holders with wood backing can prevent future issues.
Resources & Free Downloads:
📌 Watch our DIY Garbage Disposal Fix Video & Insinkerator Garbage Disposal Universal Wrench
📌 Mohawk Fil Stick & link to Newsletter to see before and after floor photos
📌 KwikSet Rekey Set & YouTube How to Video
📌 Porc-A-Fix Porcelain Sink Repair & How We Repaired Our Sink Video
📌 Check out the kitchen faucet we use
📌 Watch our video on reinforcing TP holders
📌 Listen to Episode 4 for more on inspections
📌 Learn about rental reserves in Episode 28
Connect with Us:
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Tip of the Week Start the landlord – tenant relationship off on the right foot. When tenants move in, there is stress, chaos, and it's hard for them to find basic necessities. Our small token of appreciation is left on the kitchen counter to greet them and let them know we appreciate them as a tenant. While we include snacks, we also include items we want them to use in the unit. Our welcome basket includes: a blue sponge with a note asking them not to use the green abrasive ones, touch up…Read more - What to Do When Your Tenant Stops Paying Rent
Tip of the Week Here’s Why: Landlords should respond to denied applicants because it is considered a professional courtesy, helps prevent potential discrimination claims, and is often legally required under the Fair Credit Reporting Act (FCRA) – especially if the denial was based on information from a credit report, which necessitates providing a detailed explanation of the reasons for rejection in an "adverse action notice." Key reasons to respond to denied applicants: Legal compliance: If a…Read more
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Tax season has a way of sneaking up on us, no matter how prepared we think we are. As self-managing landlords, we juggle property maintenance, tenant communications, and rent collection—all while keeping up with our books. If you’re anything like me, you’ve had at least one of those years where tax time rolls around, and you’re scrambling to gather receipts, track expenses, and make sense of your income statements.
That’s exactly why I turned to QuickBooks back in 2016, and I can confidently say it’s been a game-changer. If you’re a landlord who’s been procrastinating on bookkeeping or tax prep, QuickBooks can be the tool that saves you time, organizes your financials, and helps you file your taxes without the last-minute panic.
Better yet, when you sign up through our partner link (https://quickbooks.partnerlinks.io/3ypecmaw68nx), you’ll get 30% off for six months and 30 days of QuickBooks Live Expert Assisted, where a professional can help you get everything set up correctly. This is especially beneficial if you are setting up an accounting system for the first time and need assistance with such areas as creating your chart of accounts (numbers assigned to your income, expenses, etc.).
QuickBooks: A Time-Saving Tax Prep Tool for Landlords
When you own rental properties, bookkeeping can quickly become overwhelming—especially if you manage multiple units. With QuickBooks, you can streamline your financial tracking, organize expenses, and ensure your tax filings are accurate and stress-free.
Here’s how QuickBooks can make the tax season easier:
1. Expense Tracking & Organization
One of the biggest headaches for landlords is keeping track of expenses. Property repairs, utility bills, HOA fees, and even mileage for property visits all of these need to be logged for accurate tax deductions. With QuickBooks, you can:
- Connect your bank accounts so transactions are automatically imported and categorized.
- Scan receipts on the go with the mobile app, ensuring nothing gets lost.
- Tag expenses to specific properties for easy end-of-year reporting.
No more shuffling through a pile of receipts or manually entering numbers into spreadsheets at the last minute!
2. Invoicing & Rent Collection
Manually tracking rent payments and late fees can be tedious, but QuickBooks helps automate the process. As a landlord, you can:
- Invoice tenants directly for rent, utilities, or other charges.
- Schedule recurring invoices for the entire lease term so tenants receive their rent reminders automatically each month.
- Apply automatic late fees if payments aren’t made on time (depending on your lease agreement and local laws).
This automation means you spend less time chasing payments and more time focusing on growing your rental business.
3. Organizing Multiple Properties with Tags & Classes
If you manage more than one property, QuickBooks makes it easy to keep track of financials for each unit. The Tags and Classes feature allows you to:
- Assign income and expenses to specific properties or units.
- Generate separate reports for each rental to see which properties are most profitable.
- Make tax preparation seamless by categorizing deductions correctly.
Instead of scrambling to separate transactions for each property, everything is neatly organized from the start.
4. CPA Access & Seamless Tax Filing
One of my favorite features of QuickBooks Online is the ability to grant access to my CPA. Rather than gathering reports, printing statements, and emailing spreadsheets back and forth, my CPA can log in directly and extract all necessary information for tax preparation.
This means:
- Less stress for me. No more last-minute scrambling to compile documents.
- More accurate tax filing since everything is properly categorized throughout the year.
- Potential savings because my CPA spends less time sorting through my records, reducing billable hours.
Don’t Wait Until the Last Minute—Start Using QuickBooks Today!
If you’ve been managing your rental property finances manually or dreading tax season, now is the perfect time to switch to QuickBooks. Not only does it help with tax prep, but it also simplifies day-to-day bookkeeping, invoicing, and expense tracking.
And remember—when you sign up through our partner link (https://quickbooks.partnerlinks.io/3ypecmaw68nx), you’ll receive 30% off for six months and 30 days of QuickBooks Live Expert Assisted to help you get started with expert guidance.
Save yourself time, reduce stress, and make tax season a breeze with QuickBooks. Trust me, your future self will thank you!
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By John Triplett
As the economy grows and the job market remains strong, what will 2025 look like for the multifamily industry?
“We expect multifamily advertised rents to increase moderately in 2025, by 1.5% nationally,” writes Yardi Matrix writes in its winter report. “Many of the underlying conditions that drove strong demand should persist in 2025. Most notably, weak buying power and the high costs of homeownership continue to keep potential buyers in apartments longer.”
While 2025 looks good, the market faces some questions, “including the impact of potential economic policy changes, how long it will take to absorb deliveries in high-growth Sun Belt markets, and whether interest rates will fall enough to revive transactions and avoid distress,” the company says in the Multifamily Outlook for 2025.
Changes Are Coming In 2025
Yardi Matrix says the incoming Donald Trump administration will implement a new policy course.
“Some campaign policies such as relaxing regulations, eschewing rent control and reducing taxes should have a positive impact on multifamily. However, tariff threats and promises of large-scale deportations could raise prices and lower apartment demand,” the report says.
Highlights of the report
- In terms of advertised rents, metros in the Northeast and Midwest will continue to lead, boosted by positive demand and weak supply growth.
- The large number of properties under construction will support robust supply growth again in 2025, but the dwindling number of starts will stifle deliveries in 2026 and 2027.
- Supply growth is distributed unevenly, as 12 to 15 high-growth markets account for a large percentage of deliveries.
- At the same time, a national housing shortage has built up over decades, making development necessary to address affordability.
- Activity in capital markets will be heavily dependent on the direction of interest rates. Increased trading activity is expected in 2024, but rate cuts likely won’t be fast or deep enough for a strong rebound in 2025.
- At the same time, rate cuts won’t be enough to significantly alter the loan-default issue. Some loans that have been extended in the hope of imminent lower rates will default, though that cohort is not expected to be large enough to create a systemic crisis.
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The Elephant in the Room?
Yardi Matrix says, “The elephant in the room for the forecast: a new administration that promises to bring about numerous policy changes. Growth should benefit from some new policies” such as extension of tax cuts and relaxing of some regulations.
- The government is likely to drop regulation of multifamily-fee management, while policies that stymie development will be loosened or not strictly enforced, and funding of affordable housing programs such as opportunity zones and the Low-Income Housing Tax Credit should remain intact or be expanded.
- The President-elect has also expressed his willingness to open some federal land to housing construction, which will reduce costs, as land prices alone can be significant barriers for developers.
“But some proposed policies could be detrimental to multifamily housing. Trump’s tariffs could not only elevate overall inflation but increase the cost of building materials, which could hinder development and possibly lead to retaliation from other countries.
“Also, higher costs could inhibit the Federal Reserve from cutting interest rates, which are such a key hurdle to commercial real-estate transactions.
The campaign promise for large-scale deportations of undocumented immigrants is another policy with potential negative impact as it could reduce housing demand and construction workers and introduce other areas of uncertainty. “Immigration, both legal and illegal, has been a source of demand for multifamily,” Yardi Matrix writes in the report.
The Work-from-Home Question
Work-from-home is another driver of rental demand, even as calls to return to the office become more prevalent.
Roughly two-thirds of office workers are either hybrid or fully remote, which translates into more people wanting space for home offices. Work-from-home also boosts demand in suburbs and less expensive metros.
Read the full report from Yardi Matrix here.
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Provided by SMI Property Management
Investing in real estate can be a rewarding venture, yet managing properties effectively is crucial for maximizing returns. Professional property management can provide significant benefits that enhance your investment. Here are three key ways property management can improve your real estate investment.
1. Enhanced Tenant Screening and Retention
One of the most critical aspects of property management is finding and retaining quality tenants. A professional property management company employs thorough screening processes to ensure that prospective tenants are financially stable and reliable. This includes background checks, credit evaluations, and rental history reviews.
By securing responsible tenants, property managers can reduce turnover rates, which minimizes the costs associated with vacancy periods and re-leasing of properties. Additionally, good property managers implement effective communication strategies and responsive maintenance services, contributing to tenant satisfaction and retention. Happy tenants are more likely to renew their leases, ensuring a steady income stream.
2. Streamlined Maintenance and Repairs
Maintenance issues can quickly escalate and impact your bottom line if not addressed promptly. Property management firms have established networks of reliable contractors and service providers, ensuring that maintenance and repairs are handled efficiently and cost-effectively.
Routine maintenance, emergency repairs, and preventative measures are all part of a comprehensive property management strategy. By proactively addressing issues, property managers can maintain property value, prevent larger problems from arising, and enhance the overall tenant experience. This not only helps in retaining tenants but also preserves the long-term value of your investment.
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3. Effective Marketing and Rent Pricing Strategies
Setting the right rent price is essential to attract tenants while maximizing returns. Property managers utilize market analysis to determine competitive rental rates based on location, amenities, and current market trends. Their expertise allows for strategic pricing that reflects the property’s value and ensures consistent cash flow.
Moreover, property management companies implement effective marketing strategies to promote your property. This includes listing on multiple platforms, professional photography, and engaging descriptions to reach a broader audience. An experienced property manager knows how to position your property in the market, increasing visibility and attracting potential tenants quickly.
Conclusion
Investing in real estate requires a multifaceted approach, and effective property management can significantly enhance your investment. By ensuring quality tenant screening, streamlining maintenance processes, and employing smart marketing strategies, property managers can help you maximize your returns and protect your investment. For real estate investors, partnering with a reliable property management company is a strategic move that pays dividends.
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By Nancy Abrams
Tiny homes, a popular alternative to the traditionally large American-style home, are being used by people trying to downsize and also as short-term rentals, disaster relief housing and homeless relief housing. Although many people consider a house under 600 square feet to be a tiny home, the 2021 International Residential Code (IRC) stated that tiny houses are dwelling
units measuring 400 square feet or less in floor area, excluding lofts.
TINY HOMES = BIG PROFITS
Leasing tiny homes is one of the latest trends in the rental business. They have proven to be a good venture, especially for first-time investors. Tiny houses range in price from just $30,000 to $60,000 to purchase. However, they do not appreciate in value as quickly as a traditional home.
On the other hand, tiny houses and ADUs (accessory dwelling units) that are situated on a property with a traditional dwelling may see a greater increase in value. According to Bankrate,
if your tiny home is on land that you own and is built on a solid foundation, you are more likely to receive a good return on your investment when you go to sell it. In other words, the value of your tiny home is directly related to its permanence. AvalonBay has added about 50 ADUs into
some of its California communities. The average 425-square-foot studios and junior one-bedroom units generate rent between $4 and $8 per square foot. On average, the units have been rented out within 30 days and there have been minimal concerns from existing tenants.
BUILDING A TINY HOME TO RENT
If you are going to use your tiny home for short-term rentals, pick an area close to tourist attractions, parks, beaches, schools and business districts. Before you begin, find out if you can legally operate a short-term rental in your intended area. Many municipalities have minimum square footage requirements for residences. Some areas may regulate ADUs or require specific foundation types. There may also be certain prerequisites regarding plumbing and electricity. It is highly recommended that you hire a builder who is also familiar with the tiny home laws and regulations for the county in which you will be developing. Financing for your tiny home may be more difficult than if you were constructing a traditional home, but you may be able to secure an FHA loan. If the tiny house is fixed to a permanent foundation, potential owners can explore conventional mortgages.
You may be considering creating a tiny home community of multiple small homes. Remember,
you need to make sure the cost of its development does not surpass your potential ROI (return on investment). As a tiny home developer, you may receive a high return on investment due to their inexpensive prices. Currently, the largest tiny home development in the country is located in Salida, Colorado, and features 200 tiny homes for rent. The homes include amenities like free Wi-Fi, air conditioning, and heating. AAOA member Alex Gladkov is presently building a tiny home community in Barstow, CA, which will eventually include 51 residences. Alex shared that “Hidden Mesa Estates offers a great financial advantage for those who seek a sleek house without the burden of costly rent.”
PREPARING YOUR TINY HOME FOR TENANTS
People interested in tiny homes come from a wide range of backgrounds and personalities, so choosing a clean, modern look might appeal to some, while a cozy, cabin inspired interior might draw in others. Whichever décor you choose, tiny homes by definition are less expensive
to build and decorate, making it easier to afford higher quality furnishings and hardware. Many tiny houses feature a loft for sleeping and storing. However, if you are expecting to rent to senior citizens and/or disabled persons, larger floor plans with a bed, bathroom and kitchen on the main floor are more functional. Don’t forget the exterior of your rental. A porch and a
garden will create a welcoming first impression. If you have a rear yard, a fire pit and seating will be appreciated amenities. Hospitable.com recommends that you sign up for Airbnb’s free rental protection, AirCover for Hosts, to protect you in case something happens at your property. But AirCover for Hosts doesn’t cover everything, so you may want to consider an additional insurance policy to provide full coverage.
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HOW TO START A TINY HOME RENTAL BUSINESS
Many rental property owners choose to create an LLC for its tax advantages and protection from personal liability. Even if you’ve already used an LLC for other properties, you might consider creating a separate LLC for your tiny house rental. At this point, you should have given thought to what your policies and procedures will be. What are the minimum and maximum stays you will allow and how will you accept reservations? What are your rules regarding property upkeep and damages? Can tenants have parties or pets? All of your policies need to be incorporated into your lease. Airbnb, Vrbo and Booking.com are among several peer to-peer (P2P) platforms that allow property owners to connect with interested short-term tenants. When you are ready to accept guests, post beautiful interior and exterior shots of your tiny house along with an accurate listing description. Remember, promising something that does not actually exist will definitely end up as a one-star review.
Include information in your listing about the surrounding area and its recreational amenities, local attractions, special events, any upcoming sports activities, hiking trails, etc. Be sure to calculate your ROI before settling on a rent schedule. Your price should be affordable so you don’t miss booking opportunities and not so low that you are not getting as much money as
you could. Make an effort to respond to all booking inquiries promptly and be proactive in your conversations with guests before, during and after their stay. Excellent communication will be rewarded with five-star reviews and repeat business. Listing your tiny home on a P2P platform is a great start, but you will still need to market it in other ways, such as social media, in order to reach the largest number of potential tenants. When considering an applicant, remember that AAOA offers industry-leading tenant screening services to help you make the most informed decision possible.
CONCLUSION
A tiny house can make an excellent rental property investment, especially in the vacation and short-term rental market. However, like any venture, investing in a tiny house as a rental property has advantages and drawbacks. Do your due diligence, learn local regulations, market it wisely and you, too, can be a tiny house landlord.
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Listen On:
Thank you to those who have submitted questions and trust in us to answer them! We have listener questions this week that run the gambit, including:
- Who is responsible for paying to eradicate pests when the pests appear after a tenant has moved in?
- How to handle an elderly tenant who doesn’t want to move out of a potentially uninhabitable rental property that was recently inherited?
- What is our best advice when an investor purchases their first rental property?
- How is it best to handle it when a tenant leaves before the lease is up and refuses to return the unit keys?
- And we addressed an email from a listener who had questions and needed clarification regarding an episode we put up a few months ago on tenant screening software.
We also addressed a comment left about our podcast and did our best to clarify this listener’s feeling that our content misinforms real estate investors.
This episode is full of advice on how we would handle certain issues, where others can find assistance with resolving their problems that arise as landlords, and how best to ask us your questions and get a prompt response.
LINKS
👉 Episode 15: Is Holding Your Rental Property in an LLC Right for You?
👉 Episode 46: Advanced Tax Strategies
👉 Episode 84: Tenant Screening Software, What Landlords Need to Know.
👉Turbo Tenant Landlord Software, Perfect for new or small rental property investors
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👉 Course Waitlist: From Marketing to Move In, Place Your Ideal Tenant
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- Strengthening Policies, Procedures, and Written Communication
Tip of the Week Start the landlord – tenant relationship off on the right foot. When tenants move in, there is stress, chaos, and it's hard for them to find basic necessities. Our small token of appreciation is left on the kitchen counter to greet them and let them know we appreciate them as a tenant. While we include snacks, we also include items we want them to use in the unit. Our welcome basket includes: a blue sponge with a note asking them not to use the green abrasive ones, touch up…Read more
- What to Do When Your Tenant Stops Paying Rent
Tip of the Week Here’s Why: Landlords should respond to denied applicants because it is considered a professional courtesy, helps prevent potential discrimination claims, and is often legally required under the Fair Credit Reporting Act (FCRA) – especially if the denial was based on information from a credit report, which necessitates providing a detailed explanation of the reasons for rejection in an "adverse action notice." Key reasons to respond to denied applicants: Legal compliance: If a…Read more
*This post contains affiliate links. We may earn a very small commission (at no additional cost to you) if you purchase from here. These small commissions are to benefit our business so thank you for your support.
Provided by Bigger Pockets
If anything has been learned from the LA wildfires, the answer posed in the title is, yes, it is possible to protect your property against wildfires. However, the best protection probably needs to be done during construction rather than after.
Why David Steiner’s Home Was the Last One Standing
Retired Waste Management CEO David Steiner, 64, saw his neighbors’ multimillion-dollar Malibu homes burn around him while his appeared unblemished. The Houston exec’s home was built out of stone and stucco to withstand earthquakes. It also has 50-foot pilings built into the bedrock to keep it sturdy.
“To be totally honest with you, I never in a million years thought a wildfire would jump to the Pacific Coast Highway and start a fire,” Steiner told the New York Post.
“I honestly didn’t think that if we had a fire, this would be the last thing to go,” he said of the 4,200-square-foot, four-bedroom home he bought from a film producer. “The architecture is pretty nice. But the stucco and fireproof roof are real nice.”
Greg Chasen’s Common-Sense Design
Another notable home that escaped the wildfire was a brand-new house in Pacific Palisades, designed and built by architect Greg Chasen in the summer of 2024. His house, like Steiner’s, was a lone survivor amid a sea of destruction.
A photo of the house posted by the Malibu architect went viral on X, as did a thread on Reddit, as reported by Bloomberg.
Along with luck, the home employed several fire-resistant design strategies, including a front yard free of vegetation and debris, protective concrete garden walls, no eaves or overhangs, and no vents to allow sparks to get inside the roof. Additionally, the roof was made of metal with a fire-resistant underlayment. Clean lines, without multiple dormers and pop-outs, also helped.
Crucially, the walls of the house also have a one-hour fire rating. Chasen said the deck is Class A wood, as resistant to ignition as concrete or steel. Tempered glass protects the interiors. The front of the house was built with heat-treated wood, shielded from flying sparks and embers by the extruding walls and roofline.
“All of that is best practice for cutting a fire,” Chasen said.
Measures to Make Your Property More Wildfire-Resistant
For those of us who can’t afford multimillion-dollar stone and stucco residences, you can make some practical moves to make your home more fire-resistant. Most involve spending a decent amount of money, but are far cheaper than building a new home.
- Install fire-resistant siding: According to the Building America Solution Center, the following materials are rated high for fire resistance: fiber cement siding, metal siding, brick or stucco siding, and stucco. Of these options, fiber cement siding is generally the most affordable. Another option is magnesium siding.
- Install a fire-resistant roof: Clay/terra-cotta, slate, metal, or composite materials are best as fire-resistant roof materials.
- Look into fire-resistant glass for windows: This is a burgeoning business expected to reach $16.26 billion by 2033, according to market research firm Fact.MR. Although this material is largely used in commercial construction, it will undoubtedly become more widely available for residential use. This is a worthwhile investment for landlords of larger buildings in both fire-prone and colder climates.
- Remove wooden window frames and replace them with fire-resistant ones: Wood frames are elegant and stylish but not practical if you live in an area prone to wildfires.
- Get fire-resistant doors.
- NBC News covered this story about a sprinkler system hooked up to a swimming pool via a generator-powered pump, which saved the owner’s Palisades home. Take note.
- Keep dry vegetation away from the house: Ensure your defensible space, the first 100 feet around your property, is kept clear of anything flammable.
- Consider fire-resistant artificial turf, stone, or concrete instead of natural grass.
- Clear all gutters of dried leaves and debris.
- Don’t keep flammable liquids and substances around the home.
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Practical Wildfire Protection Strategies for Landlords
While a landlord might have the best fire protection protocols in mind, that doesn’t mean their tenants will. If you live in a wildfire-prone area, hiring a maintenance company is worth it to ensure a property is as fireproof as possible. This includes meticulously clearing the property from debris, litter, pool furniture, and garbage bins to enforce a defensible zone.
- Hire a contractor to enforce a hardscape and water features to prevent fire fuel breaks. Concrete interrupts a fuel source from encroaching on a fire.
- Keep the exterior of the home irrigated during wildfire season.
- Communities must work together and hold each other accountable to prevent the spread of wildfires from one property to the next.
Final Thoughts
It’s hard to say” coulda, woulda, shoulda” when people’s homes and livelihoods have been lost. Even with preventative measures against fire, there’s still no guarantee that one spark igniting a few blown leaves won’t penetrate the best defensive strategies. Luck plays a huge part.
However, property owners need to be aggressive in protecting their assets from wildfires, and incorporating these suggestions will help them accomplish that.
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