How to Figure Your Home Office Deduction
How
much you can deduct of your residential expenses as home office expense
is
contingent upon the portion of your home used in the business.
There are two common methods allowed by the Internal Revenue Service of
deriving the percentage of home usage devoted to the business:
- The number of rooms used in the business divided by
the total number of rooms in your house.
- The square footage of the area used in the business
divided by the total square footage of your house.
Determine which method yields you the largest percentage and select
that method.
There are two kinds of home office expenses: direct and
indirect. Direct expenses
are those only for the business part of your home and, consequently,
are deductible in full. Examples include painting or repairs only
in the area used for business. Indirect expenses are those for
keeping up and running your entire home, and are deductible based on
the percentage of your home used for business. Examples include
insurance, utilities, depreciation, and general repairs. Included
in these indirect expenses are certain expenses that are deductible
whether or not you use your home for business: real estate taxes,
mortgage interest, mortgage insurance premiums, and casualty losses are
normally deductible on Schedule A of Form 1040; nevertheless, the
business
portion of these certain expenses still are reported under home office
expenses, with the non-business portion reportable on Schedule A.
If your gross income from the business use of your home is less than
your total business expenses, your deduction for those indirect
expenses deductible
only from the business use of your home
(such as insurance, utilities, and depreciation, with depreciation
taken last) is limited to the gross business income minus
the sum of the following:
- The business part of expenses you could deduct even
if you did not use your home for business (i.e., mortgage interest and
insurance, real estate taxes, casualty losses).
- The business expenses of your business not related to
the use of your home (e.g., business phone, supplies, equipment
depreciation).
Any
excess of these otherwise nondeductible indirect expenses over business
gross income can be carried forward to the following year.
Depreciation expense is calculated on the lower of the adjusted basis
of the house or its fair market value on the date you began using your
home for business. Adjusted basis includes the purchase cost of
your home, less the portion allocable to the land, plus the cost of any
improvements you made to it. The lower of adjusted basis or fair
market value is depreciated over 39 years using the straight-line
method and mid-month convention of depreciation. Consequently,
the annual depreciation rate for business use of a home would be 2.564%
for years 2 through 39, with the first year's rate being the prorated
amount for the number of full months, plus a half for any partial
month, the home was used for business in the initial year; for the
final year, year 40, simply depreciate the remaining undepreciated
basis. Below is a table providing the appropriate depreciation rate for
the first year's business use of home according to the month in which
the initial usage occurs:
Month
|
1
|
2
|
3
|
4
|
5
|
6
|
7
|
8
|
9
|
10
|
11
|
12
|
Rate
|
2.461%
|
2.247%
|
2.033%
|
1.819%
|
1.605%
|
1.391%
|
1.177%
|
0.963%
|
0.749%
|
0.535%
|
0.321%
|
0.107%
|
Any
improvements to the home (for example, new roof, vinyl siding,
addition, etc.) would be capitalized and depreciated straight line over
39 years from the date of its completion.
For property bought for business use, you may either elect a section
179 deduction for its full cost (up to $250,000 for year 2009) or
depreciate the full cost of the property. If you decide to
depreciate rathan than write off the cost of any personal property
purchased for your business, it is typically depreciated over 5 or 7
years using the
double-declining balance method and half-year convention. 5-year
property includes computers, printers, copiers, calculators,
typewriters. 7-year property includes office furniture and
fixtures such as desks, chairs, tables, files. Under the
double-declining balance method, the depreciation rate utilized would
be
twice that of the straight-line rate, except for the first year, which
because of the half-year convention would equate it to a straight-line
rate; in the final year any depreciable basis would be written
off. If personal property is converted to business use, you can
depreciate
the lower of its adjusted basis or fair market value as of the
date of
conversion; however, you are not entitled to a section 179 deduction of
its basis.
If you are self-employed and file Schedule C, you would complete and
attach Form
8829 to your 1040 return to deduct expenses for the business use of
your home. If you are a partner who paid unreimbursed ordinary
and necessary expenses (including qualified expenses for the business
use of your home) on behalf of the partnership as required under the
partnership agreement, you would deduct those expenses on Schedule E of
Form
1040. If you are an employee who incurred unreimbursed business
expenses, you would report them on Form 2106 (or Form 2106-EZ, if
applicable) if you claim any job-related vehicle, travel,
transportation, meal, or entertainment expenses, or if your employer
paid you for any of your job expenses reportable; otherwise, you would
enter your total expenses directly on Schedule A, line 21. Only
those employee
business expenses exceeding 2% of your adjusted gross income are
ultimately deducted on tax returns of employees entitled to deductions
of home office expenses.
To determine whether or not you qualify to deduct home office expenses,
please read the companion article to this one: Do You
Qualify for a Home Office Deduction?
Have a tax or an accounting question? Please feel free to submit
it to William Brighenti,
Certified Public
Accountant, Hartford CPA Accountants. For information
and assistance on
any tax and accounting issue, please visit our website: Accountants CPA
Hartford.
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