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Arvada Aurora Berthoud Boulder Broomfield Castle Rock Denver Englewood Erie Estes Park Evans Evergreen Firestone Fort Collins Fort Lupton Fort Morgan Frederick Golden Highlands Ranch Johnstown Lakewood Lafayette Littleton Longmont Louisville Loveland Lyons Nederland Niwot Parker Severance Superior Thornton Wellington Westminster Windsor Please select if necessary Arvada Aurora Berthoud Boulder Broomfield Castle Rock Denver Englewood Erie Estes Park Evans Evergreen Firestone Fort Collins Fort Lupton Fort Morgan Frederick Golden Highlands Ranch Johnstown Lakewood Lafayette Littleton Longmont Louisville Loveland Lyons Nederland Niwot Parker Severance Superior Thornton Wellington Westminster Windsor Please select if necessary Arvada Aurora Berthoud Boulder Broomfield Castle Rock Denver Englewood Erie Estes Park Evans Evergreen Firestone Fort Collins Fort Lupton Fort Morgan Frederick Golden Highlands Ranch Johnstown Lakewood Lafayette Littleton Longmont Louisville Loveland Lyons Nederland Niwot Parker Severance Superior Thornton Wellington Westminster Windsor Contact Information Name: * First Name: Last Name: E-mail: * (Valid email address is required to receive listings) Re-enter E-mail: * Phone Contact: * Home Phone: Work Phone: Information that will help us serve you better Your level of Interest: * I have a HIGH interest in buying a home and am ready to start visiting homes now. 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Rental Property 10.1 Capital
Frequently Asked Questions - Keyword: Rental Property Home | Contact IRS | About IRS | Site Map | Español | Help Advanced Search Search Tips IRS Resources Compliance & Enforcement Contact My Local Office e-file Forms and Publications Frequently Asked Questions News Taxpayer Advocacy Where To File Frequently Asked Tax Questions And Answers Keyword: Rental Property 10.1 Capital Gains, Losses/Sale of Home: Property (Basis, Sale of Home, etc.) I lived in a home as my principal residence for the first 2 of the last 5 years. For the last 3 years, the home was a rental property before selling it. Can I still avoid the capital gains tax and, if so, how should I deal with the depreciation I took while it was rented out? If, during the 5-year period ending on the date of sale, you owned the home for at least 2 years and lived in it as your main home for at least 2 years, you can exclude up to the maximum dollar limit. However, you cannot exclude the portion of the gain equal to depreciation allowed or allowable for periods after May 6, 1997. This gain is reported on Form 4797. If you can show by adequate records or other evidence that the depreciation allowed was less than the amount allowable, the amount you cannot exclude is the amount allowed. Refer to Publication 523 , Selling Your Home and Form 4797 (PDF), Sale of Business Property for specifics on calculating and reporting the amount of gain. References: Publication 523 , Selling Your Home Publication 527 , Residential Rental Property Publication 587 , Business Use of Your Home Form 4797 (PDF), Sale of Business Property 11.1 Sale or Trade of Business, Depreciation, Rentals: Depreciation & Recapture Can the entire acquisition cost of a computer that I purchased for my business be deducted as a business expense or do I have to use depreciation? The entire acquisition cost of a computer purchased for business use can be expensed under Code section 179 in the first year if qualified, or depreciated over a 5-year recovery period. Under section 179, you can elect to recover all or part of the cost of certain qualifying property, up to a dollar limit, by deducting it in the year you place the property in service. You can elect to expense the cost of qualifying property instead of recovering the cost by taking depreciation. To claim the expense in the first year, the property must be used more than 50% for business use, and meet the other requirements for expensing. One of those requirements is that the total cost of qualifying property you can deduct after you apply the dollar limit is limited to the taxable income from the active conduct of any trade or business during the year. Any cost not deductible in one year under section 179 because of the business income limit can be carried to the next year. For any taxable year beginning after 2002 and before 2006, a new law raised the aggregate cost that can be expensed under section 179 to $100,000 and also expanded the definition of Code section 179 property to include off-the-shelf computer software. See IRS site for Code Section 179 for the expanded definition. If you make a choice to depreciate the property you can claim in the placed-in service year of the property a special depreciation allowance for eligible property you acquired after September 10, 2001 and before January 1, 2005. The special depreciation is figured before you calculate your regular depreciation. To qualify for the special depreciation the property must: Be property that is depreciated generally under MACRS (Modified Accelerated Cost Recovery System) and that has a recovery period of 20 years or less. Property required to be depreciated under the straight-line method of the alternative depreciation system of MACRS generally is not eligible. Be property that is acquired by you after September 10, 2001 and before January 1, 2005. Be property that is placed in service by you before January 1, 2005. Be property the original use of which began with you after September 10, 2001. This means that the property is new property. For eligible property acquired after September 10, 2001, and before May 6, 2003, the special depreciation deduction is equal to 30% of the property's depreciable basis. For eligible property acquired after May 5, 2003 and before January 1, 2005, the special depreciation deduction is equal to 50% of the property's depreciable basis. If the property is acquired after May 5, 2003, but there was a written binding contract to acquire the property in effect before May 6, 2003, the property is not eligible for the 50% special depreciation. Also, if the property is acquired after May 5, 2003, but the original use of the property began before May 6, 2003, the property is not eligible for the 50% special depreciation. And, if you acquired the property before May 6, 2003, but placed the property in service after May 5, 2003, the property is not eligible for the 50% special depreciation. If the property is eligible for the 50% special depreciation deduction and you claim this 50% depreciation, you cannot claim the 30% special depreciation deduction for the property. However, you can elect to deduct the 30% (instead of 50%) special depreciation for property eligible for the 50% special depreciation deduction. These elections are made for an entire class of property (for example, 5-year property) instead of for each property. If your property is located within the New York Liberty Zone, there are different rules for special depreciation deduction. See Publication 946 , How to Depreciate Property for additional information on the special deduction. References: Publication 946 , How to Depreciate Property Publication 535 , Business Expenses We have incurred substantial repairs to our rental property: new roof, gutters, windows, furnace, and outside paint. What are the IRS rules concerning depreciation? Replacements of roof, rain gutters, windows, and furnace on a residential rental property are capital improvements to the structure because they materially add to the value of your property or substantially prolong its life. The items would be in the same class of property as the rental property to which they are attached. Since the property is residential rental property, the items are generally depreciated over a recovery period of 27.5 years using the straight line method of depreciation and a mid-month convention. Repairs, such as repainting the residential rental property, are currently deductible expenses. A repair keeps your property in good operating condition. It does not materially add to the value of your property or substantially prolong its life. Repainting your property inside or out, fixing gutters or floors, fixing leaks, plastering, and replacing broken windows are examples of repairs. If you make repairs as part of an extensive remodeling or restoration of your property, the whole job is an improvement. In that case, you should capitalize and depreciate the repair costs as the same class of property that you have restored or remodeled as discussed above. For more information, refer to Publication 527 , Residential Rental Property , and Publication 946 , How to Depreciate Property . References: Publication 527 , Residential Rental Property Publication 946 , How to Depreciate Property 11.2 Sale or Trade of Business, Depreciation, Rentals: Rental Expenses v Passive Activity Losses (PALs) I purchased a rental property last year. What closing costs can I deduct? The only deductible closing costs are those for interest, and deductible real estate taxes. Other settlement fees and closing costs for buying the property become additions to your basis in the property. These basis adjustments include: Abstract fees, Charges for installing utility services, Legal fees, Recording fees, Surveys, Transfer taxes, Title insurance, and Any amounts the seller owes that you agree to pay, such as back taxes or interest, recording or mortgage fees, charges for improvements or repairs, and sales commissions. Fees related to obtaining a loan are capital expenses and should be amortized over the life of the loan. For additional information, refer to Publication 527 , Residential Rental Property, Publication 17 , Your Individual Income Tax Guide , and Publication 535 , Business Expenses . References: Publication 527 , Residential Rental Property Publication 17 , Your Individual Income Tax Guide Publication 535 , Business Expenses Can you deduct Private Mortgage Insurance (PMI) premiums on rental property? If so, which line item on Schedule E? Yes. You can deduct Private Mortgage Insurance premium on line 9 of Form 1040, Schedule E (PDF), Supplemental Income and Loss . Write "PMI" on the dotted line. References: Publication 527 , Residential Rental Property Form 1040, Schedule E (PDF), Supplemental Income and Loss Form 1040, Schedule E Instructions , Supplemental Income and Loss 11.3 Sale or Trade of Business, Depreciation, Rentals: Personal Use of Business Property (Condo, Timeshare, etc.) I rent my home out for two weeks each year. Do I have to show the income on my return? You must first consider if you use your dwelling as a home. You are considered to use a dwelling as a home if you use it for personal purposes during the tax year for more than the greater of 14 days or 10% of the total days it is rented to others at a fair rental price. It is possible that you will use more than one dwelling unit as a home during the year. For example, if you live in your main home for 11 months and in your vacation home for 30 days, your home is a dwelling unit and your vacation home is also a dwelling unit, unless you rent your vacation home to others at a fair rental value for more than 300 days during the year. There is a special rule if you use a dwelling as a home and rent it for fewer than 15 days. In this case, do not report any of the rental income and do not deduct any expenses as rental expenses. If you itemize your deduction on Form 1040, Schedule A (PDF), Itemized Deductions , you may be able to deduct mortgage interest, property taxes, and any casualty losses. For additional information, refer to Tax Topic 415 , Renting Vacation Property/Renting to Relatives and Publication 527 , Residential Rental Property (including Rental of Vacation Homes) . References: Form 1040, Schedule A (PDF), Itemized Deductions Tax Topic 415 , Renting Vacation Property/Renting to Relatives Publication 527 , Residential Rental Property (Including Rental of Vacation Homes). I am renting a house to my son and daughter-in-law. Can I claim rental expenses? In general, if you receive income from the rental of a dwelling unit, such as a house, apartment, or duplex, there are certain expenses you may deduct. Besides knowing which expenses may be deductible, it is important to understand potential limitations on the amounts of rental expenses that may be deducted in a tax year. There are several types of limitations that may apply. Passive Activity losses : In general, you can deduct passive activity losses only from passive activity income (a limit on loss deductions). You carry any excess loss forward to the following year or years until used, or until deducted in the year you dispose of your entire interest in the activity in a fully taxable transaction. There are several exceptions that may apply to the passive activity limitations. Refer to Publication 527 , Residential Rental Property and Publication 925 , Passive Activity and At-Risk Rules . At risk rules: The at-risk rules limit your losses from most activities to your amount at risk in the activity. You treat any loss that is disallowed because of the at-risk limits as a deduction from the same activity in the next tax year. If your losses from an at-risk activity are allowed, they are subject to recapture in later years if your amount at risk is reduced below zero. Refer to Publication 925 , Passive Activity and At-Risk Rules. Not for profit activities: If you do not rent your property to make a profit, you can deduct your rental expenses only up to the amount of your rental income. Any rental expenses in excess of rental income cannot be carried forward to the next year. Refer to Publication 527 , Residential Rental Property and Publication 535 , Business Expenses . Rental of a dwelling unit: The tax treatment of rental income and expenses for a dwelling unit that you also use for personal purposes (renting to a relative may be considered personal use even if they are paying you rent) depends on whether you use it as a home. Refer to Publication 527 , Residential Rental Property . Expenses in connection with rental of a dwelling unit for less than 15 days per year . Refer to Publication 527 , Residential Rental Property . References: Publication 527 , Residential Rental Property Tax Topic 414 , Rental Income and Expenses Tax Topic 415 , Renting Vacation Property/Renting to Relatives 11.4 Sale or Trade of Business, Depreciation, Rentals: Sales, Trades, Exchanges What form(s) do we need to fill out to report the sale of rental property? The gain or loss on the sale of rental property is reported on Form 4797 (PDF), Sale of Business Property . Form 1040, Schedule D (PDF), Capital Gains and Losses , is often used in conjunction with Form 4797. For further information, refer to Publication 544 , Sales on Other Disposition of Assets, Publication 550 , Investment Income and Expense , the Instructions to Form 4797 (PDF), Sale of Business Property , and the Instructions to Form 1040, Schedule D, Capital Gain and Losses . References: Form 4797 (PDF), Sale of Business Property Form 4797 Instructions Publication 544 , Sales and Other Dispositions of Assets Publication 550 , Investment Income and Expense Form 1040 Schedule D (PDF), Capital Gains and Losses We are selling rental property and have never claimed depreciation. What do we do about this when we file our taxes? When reporting the sale of or computing gain or loss on rental property, you are required to make an adjustment to your basis for allowable depreciation regardless of whether the deduction was taken. For more information refer to Publication 544 , Sales or Other Dispositions of Assets , and the Form 4797 Instructions , Sales of Business Property . You can claim the depreciation not taken for the rental property in the years before the year of sale. How to do this depends on when you placed in service the rental property. If you placed in service the rental property before calendar year 2003, you may amend your income tax returns for the years before the year of the sale by using Form 1040X (PDF), Amended U.S. Individual Income Tax Return , to take the depreciation deductions for the rental property that should have been taken. Or, you may file a Form 3115 (PDF), Application for Change in Accounting Method , to claim the depreciation for the rental property that should have been taken for the years before the year of the sale. The Form 3115 must be timely filed for the same tax year in which you sell the rental property. If you placed in service the rental property after calendar year 2002 and you have unclaimed depreciation for two or more years before the year of sale, you must use Form 3115 (PDF), Application for Change in Accounting Method , to claim the depreciation for the rental property that should have been taken for the years before the year of the sale. The Form 3115 must be timely filed for the same tax year in which you sell the rental property. If you placed in service the rental property after calendar year 2002 and you have unclaimed depreciation for only the year immediately preceding the year of sale, you may amend your income tax return for that prior year by using Form 1040X (PDF), Amended U.S. Individual Income Tax Return , to take the depreciation deduction for the rental property that should have been taken. Or, you may file a Form 3115 (PDF), Application for Change in Accounting Method , to claim the depreciation for the rental property that should have been taken for the prior year. The Form 3115 must be timely filed for the same tax year in which you sell the rental property. References: Publication 544 , Sales or Other Dispositions of Assets Form 1040X (PDF), Amended U.S. Individual Income Tax Return Form 3115 (PDF), Application for Change in Accounting Method Form 3115 Instructions , Application for Accounting Method Form 4797 Instructions , Sales of Business Property Publication 527 , Residential Rental Property (including Vacation Homes) What forms do we file to report a loss on the sale of a rental property? The loss on the sale of rental property is reported on Form 4797 (PDF), (Sale of Business Property) as ordinary loss. References: Form 4797 (PDF), Sale of Business Property Publication 544 , Sales and Other Dispositions of Assets More Frequently Asked Tax Questions Accessibility | FirstGov.gov | Freedom of Information Act | Important Links | IRS Privacy Policy | U.S. Treasury
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Las Vegas Nevada Real Estate / homes for sale / mortgage / refinance / home equity ® , requesting a mortgage, apartment locating services and moving resources." Real Estate .com - Las Vegas real estate listings, new homes for sale, find a REALTOR ® or request a mortgage, refinance or home equity loan. Find a REALTOR ® in Las Vegas and Receive a Gift Card Worth Up To $1,000 or more. OR Find a Builder in Las Vegas with iNest and Get 1% Cash Back! You may also want to: Use Our FREE Personal Home Buying Guide Get Pre-Qualified through LendingTree Get Your Credit Report Search Homes in Las Vegas You may also want to: Find out what the house in Las Vegas isworth, it's FREE. 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DOL - Real Estate Brokers License Real Estate Brokers License Requirements of Licensure: 18 years of age or older. High school diploma or equivalent. Minimum of two years of full-time experience as asalesperson in Washington or in another jurisdiction having comparablerequirements. 120 clock hours of instruction in real estate including: --30 clock hours real estate law, --30 clock hours brokerage management, --30 clock hours business management, and a --30 clock hour approved elective course. Successful passage of examination. Application for license. Please note: The experience and clock hours must be completed within five years prior to application for examination. Fees: Examination Fee ------ $138.25 Original License Fee - $210.00 Renewal Fee (2 yr.) ----$210.00 Continuing Education Requirement: 30 clock hours for renewal every two years including the core curriculum. A list of approved real estate courses are available in the real estate course catalog Forms: You can download the forms listed below to your own desktop or work-station. Application for Real EstateSalesperson/Associate Broker/Branch Manager Application for Real EstateIndividual Broker License (Sole Proprietorship) Application for Limited LiabilityCompany or Limited Liability Partnership Application for Real EstatePartnership License Application for Real EstateCorporation License Application for Real EstateBranch Office Licensure Application for Broker AddressChange/Branch Office Address Change BrokerClosing Office Affidavit WaiverProcedures for Broker Examination Applicants Using AlternateExperience/Qualifications Real Estate Examination, Licensing and Renewal Section: Business Location: Department of Licensing Real Estate Licensing Section 2000 4th Avenue West Olympia, WA Mailing Address: Department of Licensing Real Estate Licensing Section PO Box 9015 Olympia, WA 98507-9015 Telephone Number: (360) 664-6500 or (360) 664-6488 Fax Number: (360) 586-0998 Office Hours: 8 A.M. to 5 P.M. Pacific time, Monday through Friday. Return to Real Estate front page. Real Estate MainPage Washington Real EstateCommission ProfessionalLicensing Internet Query Fees FAQs Salespersons License Appraisers MainPage Washington Real EstateLicensing Law: RCW18.85 Real Estate Brokerage Relationships: RCW18.86 WAC308-124 General Provisions WAC308-124A Licensing & Exams WAC308-124B Brokers Office WAC308-124C Records WAC308-124D Operational Procedures WAC308-124E Trust Accounts WAC308-124H Education Telephone: Salesperson & Brokers Licensing Section: (360) 664-6488 or (360) 664-6500 Fax: (360) 586-0998 Education Section: (360) 664-6505 Fax: (360) 586-0998 Office Hours: 8:00 a.m. to 5:00 p.m. Fees Accepted: 8:30 a.m. to 4:30 p.m. Pacific Time Monday through Friday Write: Department of Licensing Real Estate Program PO Box 9015 Olympia, WA 98507-9015 Business Location: 2000 4th Avenue West, Olympia, WA 98502 E-Mail: RealEstate@dol.wa.gov
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Before You Buy House Plans - What you need to know You are here: About > Home & Garden > Architecture > Find Products & Services > Building Plans > How To Select House Plans > Before You Buy House Plans - What you need to know Home & Garden Architecture Essentials Architecture Basics About Your House School & Career FAQ Research Guide ASK US Articles & Resources Design & Build Remodel & Restore Find Products & Services Research Your Home Great Buildings Famous Architects Construction Facts Periods & Styles Theories & Approaches Health & Environment Cities & Landscapes Travel & Museums School & Career Lessons & Activities Reference Tools Buyer's Guide Great Architecture Gifts Fun Gifts For Guys Frank Lloyd Wright Gifts House Plans Home Design Software Forums Help FREE Newsletter Sign Up Now for the Architecture newsletter! See Online Courses Search Architecture Stay up to date! Email to a friend Print this page Suggested Reading Find Plans For Your Dream Home House Plans Library What is a "Floor Plan"? What are "Stock Plans"? Related Guide Picks Before You Build Before You Remodel Most Popular Home Design Software Programs House Styles and Home Architecture Picking House Colors Craftsman Bungalow House Style Tools to Help You Choose Ho... What's Hot Do Buildings Have Sex 4 Ways of Perceiving Building Contract Home Design Trends Bungalow Floor Plans - Sears - Modern Home No. c250, The Ash... Architecture - Articles Related Topics Art History Construction Industry Interior Decorating Home Repair Archaeology Before You Buy House Plans From Jackie Craven , Your Guide to Architecture . FREE Newsletter. Sign Up Now! Every new home begins with a plan. Some homebuyers hire an architect to create a custom design. Others purchase stock plans from a building plans publisher. Which option is right for you? Begin your search by exploring these five options. Browse Through Catalogs You will find thousands of stock building plans in hefty catalogs which include floor plans and elevation drawings. If you see a house you like, you can order complete construction drawings. • Top House Plan Collections Surf The Web Many house plan publishers have Web sites with powerful search engines to help you find plans for the size and style you seek. Listed here are our favorites. • House Plan Publishers on the Web Go Back In Time Do you favor the old, traditional styles? Why not look at the original building plans used in days gone by? These plans won't have the detailed specifications you need to construct your home, but they are a good starting place for recreating historic designs.
• Victorian House Plans • Bungalow Floor Plans Draw Your Own Even if you can't draw a straight line, you can use these computer programs to create floor plans and 3-D views for your dream house. • Easy Home Design Computer Software Programs Get Help From Pros Most homeowners who purchase stock plans find that they need to make a few alterations. Sometimes, the stock plan is merely a starting point for creating an original design. Who do you hire? • Do you need an architect? • What is a Professional Building Designer? • What is a Custom Home Builder? Topic Index | Email to a Friend Our Story | Be a Guide | Advertising Info | Work at About | Site Map | Icons | Help User Agreement | Ethics Policy | Patent Info. | Privacy Policy | Kids' Privacy Policy ©2005 About, Inc., A part of the New York Times Company . All rights reserved. Around About Oprah's Life Vacation Ideas Shop Safely Online VIDEO: Craft Rooms VIDEO: Christmas Traditions What's Hot Do Buildings Have Sex 4 Ways of Perceiving Building Contract Home Design Trends Bungalow Floor Plans - Sears - Modern Home No. c250, The Ash... Architecture - Articles