What home improvements are tax deductible?
In general, for a home you live in, there's maintenance, which is just that, you pay to keep your house in good repair.  There's also real improvements. I spend $xxx to turn my poured cement basement into living space. Here, I keep my receipts and the cost (although not my labor) is added to the basis of my home when I sell.  The couple things that may offer a deduction have to do with energy. When I insulated my basement, there was a state tax credit which I got back when I filed taxes. There are also credits for installing solar panels.  What you've described in your question just sounds like one of the small joys of home ownership. On a personal income tax return home improvements are generally not deductible on a federal level.  There might be some exceptions made for special tax programs, such as solar panels, but they tend to be the exception rather than the rule. As noted above but with sources An improvement materially adds to the value   of your home, considerably prolongs its useful   life, or adapts it to new uses. You must add the   cost of any improvements to the basis of your   home. You cannot deduct these costs. Source Page 11, Adjusted Basis, Improvements Second, A repair   keeps your home in an ordinary, efficient operating   condition. It does not add to the value of   your home or prolong its life. Repairs include repainting   your home inside or outside, fixing your   gutters or floors, fixing leaks or plastering, and   replacing broken window panes. You cannot   deduct repair costs and generally cannot add   them to the basis of your home. Source Page 12, Adjusted Basis, Repairs versus improvements Generally, an expense for repairing or maintaining   your rental property may be deducted if you   are not required to capitalize the expense.  You must capitalize any expense   you pay to improve your rental property.   An expense is for an improvement if it results in   a betterment to your property, restores your   property, or adapts your property to a new or   different use. Source Page 5, Repairs and Improvements  Good Luck, "Home Improvements that improve the home's Energy Efficiency are currently eligible for federal tax credits. This includes renewable energy equipment (solar panels, etc.) and Nonbusiness Energy Property Tax Credit. The credit is 30% of the cost. From Intuit Turbo Tax: Energy Tax Credit: Equipment and materials can qualify for the Nonbusiness Energy   Property Credit only if they meet technical efficiency standards set   by the Department of Energy. The manufacturer can tell you whether a   particular item meets those standards. For this credit, the IRS   distinguishes between two kinds of upgrades. The first is ""qualified energy efficiency improvements,"" and it   includes the following:   •Home insulation   •Exterior doors   •Exterior windows and skylights   •Certain roofing materials The second category is ""residential energy property costs."" It   includes:   •Electric heat pumps   •Electric heat pump water heaters   •Central air conditioning systems   •Natural gas, propane or oil waterheaters   •Stoves that use biomass fuel   •Natural gas, propane or oil furnaces   •Natural gas, propane or oil hot water boilers   •Advanced circulating fans for natural gas, propane or oil furnaces"
"Yes, you may deduct the cost of building the ""noise cancellation system"" :) sorry couldn't resist. But seriously, yes you can deduct it ONCE (unless you have more cost maintaining it) and its on line 19 (Repairs and maintenance) of IRS Form 8829." "Can she claim deductions for her driving to and from work? Considering most people use their cars mostly to commute to/from work, there must be limits to what you can consider ""claimable"" and what you can't, otherwise everyone would claim back 80% of their mileage. No, she can't. But if she's driving from one work site to another, that's deductible whether or not either of the work sites is her home office. Can she claim deductions for her home office? There's a specific set of IRS tests you have to meet. If she meets them, she can. If you're self-employed, reasonably need an office, and have a place in your house dedicated to that purpose, you will likely meet all the tests. Can I claim deductions for my home office, even though I have an official work place that is not in my home? It's very hard to do so. The use of your home office has to benefit your employer, not just you. Can we claim deductions for our home internet service? If the business or home office uses them, they should be a deductible home office expense in some percentage. Usually for generic utilities that benefit the whole house, you deduct at the same percentage as the home office is of the entire house. But you can use other fractions if more appropriate. For example, if you have lots of computers in the home office, you can deduct more of the electricity if you can justify the ratio you use. Run through the rules at the IRS web page." To answer some parts of the question which are answerable as-is: Yes, mortgage interest is deductible. So is depreciation. See this question and others. It would be a good idea to put some money away for tax season, just as you should save some money to cover unexpected property expenses. But as @JoeTaxpayer says, this is a good problem to have, assuming you own the property, it's low-maintenance, your tenant is good, and your rent is at market levels. "Is all interest on a first time home deductible on taxes? What does   that even mean? If I pay $14,000 in taxes will My taxes be $14,000   less. Will my taxable income by that much less? If you use the standard deduction in the US (assuming United States), you will have 0 benefit from a mortgage.   If you itemize deductions, then your interest paid (not principal) and your property tax paid is deductible and reduces your income for tax purposes.  If your marginal tax rate is 25% and you pay $10000 in interest and property tax, then when you file your taxes, you'll owe (or get a refund) of $2500 (marginal tax rate * (amount of interest + property tax)). I have heard the term ""The equity on your home is like a bank"". What   does that mean? I suppose I could borrow using the equity in my home   as collateral? If you pay an extra $500 to your mortgage, then your equity in your house goes up by $500 as well.   When you pay down the principal by $500 on a car loan (depreciating asset) you end up with less than $500 in value in the car because the car's value is going down.   When you do the same in an appreciating asset, you still have that money available to you though you either need to sell or get a loan to use that money. Are there any other general benefits that would drive me from paying   $800 in rent, to owning a house? There are several other benefits. These are a few of the positives, but know that there are many negatives to home ownership and the cost of real estate transactions usually dictate that buying doesn't make sense until you want to stay put for 5-7 years.   A shorter duration than that usually are better served by renting.  The amount of maintenance on a house you own is almost always under estimated by new home owners." The IRS Guidance pertaining to the subject.  In general the best I can say is your business expense may be deductible.  But it depends on the circumstances and what it is you want to deduct. Travel Taxpayers who travel away from home on business may deduct related   expenses, including the cost of reaching their destination, the cost   of lodging and meals and other ordinary and necessary expenses.   Taxpayers are considered “traveling away from home” if their duties   require them to be away from home substantially longer than an   ordinary day’s work and they need to sleep or rest to meet the demands   of their work. The actual cost of meals and incidental expenses may be   deducted or the taxpayer may use a standard meal allowance and reduced   record keeping requirements. Regardless of the method used, meal   deductions are generally limited to 50 percent as stated earlier.    Only actual costs for lodging may be claimed as an expense and   receipts must be kept for documentation. Expenses must be reasonable   and appropriate; deductions for extravagant expenses are not   allowable. More information is available in Publication 463, Travel,   Entertainment, Gift, and Car Expenses. Entertainment Expenses for entertaining clients, customers or employees may be   deducted if they are both ordinary and necessary and meet one of the   following tests: Directly-related test: The main purpose of the entertainment activity is the conduct of business, business was actually conducted   during the activity and the taxpayer had more than a general   expectation of getting income or some other specific business benefit   at some future time.   Associated test: The entertainment was associated with the active conduct of the taxpayer’s trade or business and occurred directly   before or after a substantial business discussion. Publication 463 provides more extensive explanation of these tests as   well as other limitations and requirements for deducting entertainment   expenses. Gifts Taxpayers may deduct some or all of the cost of gifts given in the   course of their trade or business. In general, the deduction is   limited to $25 for gifts given directly or indirectly to any one   person during the tax year. More discussion of the rules and   limitations can be found in Publication 463. If your LLC reimburses you for expenses outside of this guidance it should be treated as Income for tax purposes. Edit for Meal Expenses: Amount of standard meal allowance.   The standard meal allowance is   the federal M&IE rate. For travel in 2010, the rate for most small   localities in the United States is $46 a day. Source IRS P463 Alternately you could reimburse at a per diem rate You can claim a deduction only if all of your business is conducted from the home, i.e. your home is your principal place of business - not just if you work from home sometimes. The CRA (Canada Revenue Agency) has pretty strict guidelines listed here, but once you're sure you qualify for a deduction, the next step would be to determine what portion of your home qualifies.   You cannot attempt to deduct your entire mortgage simply because you run your business out of your home.  The portion of your mortgage and other related & allowable home expense deductions has to be pro-rated to be equal to or less than the portion of your home you use for business.  Simply put, if your business is operated out of a 120 sq-ft self-contained space, and your home's total square-footage is 2400 sq-ft, you can deduct 5% of your expenses (120/2,400 = 0.05). Hope this helps! The general rule is: Generally, in order to claim a business deduction for your home, you must use part of your home exclusively and regularly: Exclusively seems to be the toughest standard and I do not know exactly how strict the IRS's interpretation is. Working in your living room where you regularly watch TV and have people over on the weekends would seem to fail that test. A separate room with your computer in it would pass it. If it was your only computer and you regularly played online games with it, that would seem to be a grey area.  The IRA booklet covering this area is here http://www.irs.gov/pub/irs-pdf/p587.pdf I know people that have rented rooms in other places or made use of rental offices for this purpose. "Unless you are investing an insignificant amount of money for the home and renovations, you need title insurance.  Without it multiple other parties can claim ownership in this property you are purchasing and investing in.  Also you can know if there are any liens against the property which can cost you a significant amount in addition to the costs you are budgeting.   For example liens against a property I bought a while back amounted to 26% of the price I paid.  In my case the seller (a bank) paid those, while in your case you may need to pay any liens as I suspect the seller has little money. That ""bone"" in your body that has you worried about this transaction is really good.  Pay attention to it." "About deducting mortgage interest: No, you can not deduct it unless it is qualified mortgage interest. ""Qualified mortgage interest is interest and points you pay on a loan secured by your main home or a second home."" (Tax Topic 505).  According to the IRS, ""if you rent out the residence, you must use it for more than 14 days or more than 10% of the number of days you rent it out, whichever is longer.""  Regarding being taxed on income received from the property, if you claim the foreign tax credit you will not be double taxed. According to the IRS, ""The foreign tax credit intends to reduce the double tax burden that would otherwise arise when foreign source income is taxed by both the United States and the foreign country from which the income is derived.""  (from IRS Topic 856 - Foreign Tax Credit)   About property taxes: From my understanding, these cannot be claimed for the foreign tax credit but can be deducted as business expenses. There are various exceptions and stipulations based on your circumstance, so you need to read the official publications and get professional tax advice. Here's an excerpt from Publication 856 - Foreign Tax Credit for Individuals: ""In most  cases,  only  foreign  income  taxes  qualify for the foreign tax credit. Other taxes, such as foreign real and personal property taxes, do not qualify.  But  you  may  be  able  to  deduct  these other  taxes  even  if  you  claim  the  foreign  tax credit for foreign income taxes. In most cases, you can deduct these other taxes  only  if  they  are  expenses incurred  in  a trade  or  business  or  in  the  production  of  in­come.  However,  you  can  deduct  foreign  real property taxes that are not trade or business ex­penses  as  an  itemized  deduction  on  Sched­ule A (Form 1040)."" Note and disclaimer:  Sources: IRS Tax Topic 505 Interest Expense, IRS Real Estate (Taxes, Mortgage Interest, Points, Other Property Expenses) , IRS Topic 514 Foreign Tax Credit , and Publication 856 Foreign Tax Credit for Individuals" The basis of the home is the cost of land and material. That's it.  Your time isn't added to basis. No different than if you spend 1000 hours in a soup kitchen. You deduct miles for your car and expenses you can document but you can't deduct your time.  Over 2 years, you could have a gain up to $500K per married couple and pay no tax. "If you are talking about a home office, you don't ""charge"" the business anything. If the area is used exclusively as an office you pro-rate by square footage just the actual expenses.  TurboTax recent published an article ""Can I Take the Home Office Deduction?"" which is a must read if you don't understand the process. (Note: I authored said article.)" Depends on the house. If it's a house that's <10 years old, you're looking at pretty minor repair work. You can probably afford to be aggressive. I bought a home built in 1927 in 2006. Since then, I've put on a roof, replaced windows, replaced hot water tanks, replaced bathroom fixtures and corrected plumbing horrors. Total cost: $20k. Had I spent down savings on a down payment, I would have been in rough shape financially. Other things to think about are: The interest on a loan secured by a rental property is not deductible at all. The interest on a loan used to buy (or improve) the rental property is deductible, regardless of where you got it from (you can take money from your credit card to buy a rental - it will be deductible). The deductability is per the use of the money, not the source, with the cash-out up to 100K from your primary residence being the notable exception. As DJClayworth said, be very careful with this one!   The property is a residence, not a business location.  Given that, it is almost a certainty that the IRS is not going to let you claim 100% of the expenses for the home as a business expense, even if nobody's actually living there.   You may get away with doing this for a period of time and not run into zoning or other issues such as those DJ mentioned, but it's like begging for trouble.  You run the very real risk of being audited if you try to do what you're proposing, and rest assured, whatever you saved in taxes will disappear like smoke in the wind under an audit. That being said, there's no reason you can't call a tax service and ask a simple question, because in answering it they're going to hope to gain your business.  It'd be well worth the phone call before you land yourself in any hot water with the IRS.  I can tell you that I'd rather have a double root canal with no anesthetic than go through an audit, even when I didn't do anything wrong! (grin) Good luck! You could have googled this question.  I did so and found a link to this article. YMMV taking investment advice from thestreet.com is very likely to lose you money.  However, there do not seem to be any sector funds that specifically focus on the electric vehicle market. Along similar, but not exactly the same lines, there are sector funds that focus on renewable energy.  This article reviews some of them.