My client purchased property had to do extreme renovations before renting it out. No rental income for 2018. Some of the limited losses not carried to for 1040?

[rvarn613]

On Schedule C, it shows 0 deductible rental loss.   If I check the box G which means other passive exceptions, then it is recognized as loss.

[TaxGuyBill]

By default, rentals are a "passive activity" and losses are limited under many circumstances.

If the taxpayer "actively participates" and their MAGI is under $100,000, up to $25,000 of losses can be used.  If income over $150,000, none can be used and they will be carried forward on Form 8582.

But as itonewbie said, the "extreme renovations" and other costs before it is ready to rent would be depreciated starting when it was ready to rent.  So there likely should be small or no losses in 2018.

[itonewbie · Accepted solution]

Any particular reason why you believe this should be a Sch C rather than Sch E activity?

Assuming this is a newly acquired property which needs to be renovated prior to rental, the expenses would generally need to be capitalized and not be deductible.