 Real
estate depreciation demystified
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 Dear
Tax Talk,
Can you explain the formula used for depreciation purposes on a
rental property? We lived in the condo for 10 years and now are
renting it out. Original cost was $53,100 and current fair market
value is $101,000. What is used as the base and how do I figure
my deduction? Thanks much!
-- Steve
 Dear
Steve,
One of the deductions you can claim on a rental property is an allowance
for depreciation or cost recovery. Although, as you can see, most
real property does not depreciate in value, you can claim an allowance
for your cost that helps you reduce the income on which you pay
taxes.
Depreciation for residential rental is computed on the straight-line
basis over 27.5 years using the midmonth convention in the first
year. Straight line is 1 divided by 27.5 (3.636 percent) multiplied
by the tax basis. Midmonth means you get half a month's depreciation
for the month the property is put to rental use. So, if you put
the property out for rental in June, you'll claim 6.5 months divided
by 12 months in the first year (6.5/12 x 3.636 percent = 1.969 percent).
When you convert personal-use property to business use, your tax
basis for computing depreciation is the lower of its cost or value.
Since the cost in your case is lower, you'll use this as your tax
basis. You're only allowed to claim depreciation on the building
aspect of the property and not on the land portion.
Hence, you'll need to assign a value to the building and land.
This can be done by looking at the relative value of each, such
as from a property tax bill. Suppose your property tax bill shows
an assessed value of $100,000 combined, and that land is $15,000
of this amount, you would claim depreciation on 85 percent of the
$53,100 cost. If you sell the property within three years of moving
out, you can still claim the home-sale exclusion but will have to
pay tax on the depreciation you claim. If you don't sell within
three years, the appreciation (currently approximately $50,000)
will become taxable upon a later sale.
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