California Landlord Tax Tools
Federal tax tools for rental property owners. State income tax implications vary.
27.5-Year Depreciation Schedule
Calculate your annual MACRS depreciation deduction for residential rental property.
Deductible Expenses Reference
Advertising
Fully deductible — rental ads, listing fees, Zillow/MLS fees, signage, photography.
Auto & travel
Actual expenses or standard mileage (67¢/mile in 2024) for rental-related travel. Keep a mileage log. Commuting to/from your primary residence is NOT deductible.
Cleaning & maintenance
Fully deductible if recurring maintenance. Painting between tenants: deductible. A new deck: capital improvement (must capitalize).
Commissions
Property management fees, leasing commissions, tenant placement fees — fully deductible.
Insurance
Landlord/property insurance, liability insurance, flood insurance premiums — fully deductible.
Legal & professional fees
Attorney fees for lease drafting, eviction, or lease disputes; accountant fees for rental Schedule E — fully deductible.
Mortgage interest
Interest portion only (not principal). Reported on Form 1098 from lender. Key deduction for leveraged properties.
Repairs
Repairs restore existing condition (fix broken window = deductible). Improvements add value or extend life (new HVAC = must capitalize over useful life, or Section 179 for some).
Supplies
Cleaning supplies, light bulbs, small tools under $2,500 (safe harbor election). COGS-type items used at the property.
Taxes (property)
Real estate taxes paid during the year — fully deductible on Schedule E. SALT cap applies at the personal level, not the rental property level.
Utilities
If landlord pays utilities (electric, gas, water, trash) — fully deductible. Cannot deduct tenant-paid utilities.
Depreciation
27.5-year straight-line MACRS for residential rental. Largest non-cash deduction for most landlords. Land is NOT depreciable. Recaptured at 25% rate on sale.
Home office
If portion of your home is used exclusively and regularly for rental management, proportionate deduction may apply.
HOA fees
Homeowners association fees paid by landlord — fully deductible.
Software & subscriptions
Property management software, accounting software, landlord apps — deductible as ordinary business expense.
Pest control
Routine pest control treatments — fully deductible maintenance.
Snow removal / landscaping
If landlord is responsible for lawn/snow — fully deductible.
Tax information provided is general in nature. Consult a CPA or tax professional for advice specific to your situation.
This tool provides legal information, not legal advice. Nothing on this site creates an attorney-client relationship. For advice about your specific situation, consult a licensed attorney in your state.