A.Quarles CPA, PLLC – Accounting & Tax Tips Blog

Understanding Depreciation Deductions for Business Real Estate

July 16, 2025 by admin

Depreciation is one of the most powerful tax advantages available to real estate owners. If you own commercial property or use real estate in your business, depreciation deductions can significantly reduce your taxable income over time. However, many business owners miss out on maximizing these benefits due to a lack of understanding.

Here’s a clear and practical guide to how depreciation works for business real estate and how you can use it to your financial advantage.

What Is Real Estate Depreciation?
Depreciation is the process of deducting the cost of a long-term asset over its useful life. For real estate, this means that instead of writing off the full cost of a building in the year it was purchased, you gradually deduct portions of its value each year.

Importantly, land itself does not depreciate—only the building and certain improvements do.

Depreciation Basics for Business Property

Depreciable assets: Buildings, structural components (roof, HVAC, plumbing), and certain improvements
Non-depreciable assets: Land, inventory, and personal residences
Depreciation method: The IRS requires the Modified Accelerated Cost Recovery System (MACRS)
Depreciation period:
- Residential rental property: 27.5 years
- Commercial property: 39 years

How to Calculate Depreciation
Let’s say you buy a commercial building for $1 million, with land valued at $200,000. Only the building portion ($800,000) is depreciable.

Annual depreciation deduction = $800,000 ÷ 39 = $20,513 per year

That’s over $20,000 per year in tax deductions—without spending another dime.

Requirements for Depreciation

To claim depreciation on a property:

You must own the property (not lease it).
You must use it for business or income-producing purposes.
It must have a determinable useful life (expected to last more than a year).
The property must be placed in service (available for use) before you can begin depreciation.

Improvements vs. Repairs

Repairs (e.g., fixing a leak) are usually fully deductible in the year incurred.
Improvements (e.g., replacing the roof or adding a new HVAC system) must be capitalized and depreciated over time.

Bonus Depreciation and Section 179

Although buildings themselves must be depreciated over decades, certain components or improvements may qualify for bonus depreciation or Section 179 expensing, allowing you to deduct more upfront.

Bonus Depreciation: Temporarily allows 100% immediate expensing of qualified improvements (dropping to 80% in 2023 and phasing out by 2027 under current law).
Section 179: Allows immediate expensing of certain improvements, such as roofs, HVACs, and alarm systems, up to a limit ($1.22 million in 2024, subject to phaseouts).

These tools can accelerate deductions and improve cash flow.

Cost Segregation: Supercharge Your Depreciation

A cost segregation study breaks your building into components (e.g., flooring, lighting, fixtures) that can be depreciated faster—over 5, 7, or 15 years instead of 39.

While the study involves a cost (usually performed by specialists), the tax savings can be substantial—especially for high-value properties.

What Happens When You Sell? Depreciation Recapture

Depreciation lowers your taxable income, but it can also increase your tax bill when you sell.

Depreciation recapture: When you sell the property, the IRS may “recapture” depreciation and tax it at a maximum rate of 25%.
That doesn’t mean depreciation isn’t worth it—far from it—but you should plan ahead with your accountant or tax advisor to manage the exit strategy.

Documentation and Compliance

To stay compliant:

Keep detailed records of the purchase price, improvement costs, and depreciation schedules.
Use IRS Form 4562 to report depreciation each year.
Consult a tax professional to ensure accuracy and to explore strategies like cost segregation and bonus depreciation.

Final Thoughts
Depreciation deductions can significantly lower your tax liability and free up cash for reinvestment in your business. By understanding how to apply these rules to your commercial real estate, you can build wealth more efficiently and strategically.

Remember: Real estate doesn’t just appreciate in value—it also helps you depreciate your tax burden.

Retirement Tax Planning: Why It Matters as Much as Ever

June 13, 2025 by admin

For most of us, retirement planning revolves around saving and investing enough to enjoy a comfortable, worry-free life once we stop working. But many retirees overlook a key piece of the puzzle: tax planning. Even after retirement, tax management plays a crucial role in stretching your savings and making the most of your retirement income. Ignoring taxes during your golden years can significantly erode your savings and affect your lifestyle.

Here’s why tax planning in retirement is just as important as when you were working:

1. Taxes Don’t Retire When You Do

Retirement doesn’t mean an end to tax obligations. In fact, many of your retirement income sources—including traditional IRAs, 401(k)s, and pensions—are taxed as regular income when withdrawn. If you don’t have a tax-efficient strategy, you could be hit with higher taxes than expected. For example, withdrawing large amounts from tax-deferred accounts could push you into a higher tax bracket, leading to unexpected tax bills.

2. Social Security Benefits May Be Taxed

Many retirees don’t realize that up to 85% of their Social Security benefits may be taxable, depending on their income level. If you have other substantial sources of income—such as from part-time work, pensions, or retirement accounts—your Social Security benefits could be taxed, reducing your overall income.

3. Required Minimum Distributions (RMDs)

Once you reach age 73 (as of 2023), you are required to take minimum distributions from traditional IRAs and 401(k)s, which are taxed as ordinary income. Failing to plan ahead for RMDs could mean higher tax liabilities down the line, especially if these distributions push you into a higher tax bracket.

4. Healthcare Costs and Medicare Premiums

Your taxable income in retirement can affect more than just your taxes. Higher income levels can lead to increased Medicare Part B and Part D premiums, often called “income-related monthly adjustment amounts” (IRMAA). This is another reason to manage your taxable income strategically to avoid unexpected healthcare cost increases.

5. Estate and Inheritance Taxes

If you’re thinking about passing on wealth to your heirs, tax planning can help minimize estate taxes and ensure your loved ones receive more of your assets. Without proper planning, estate taxes could eat up a significant portion of what you leave behind, especially for high-net-worth individuals.

How to Effectively Manage Taxes in Retirement

Here are a few strategies to help manage taxes effectively in retirement:

Diversify Retirement Accounts: By having a mix of tax-deferred accounts (like traditional IRAs and 401(k)s), Roth accounts (which offer tax-free withdrawals), and taxable investment accounts, you can have more control over your tax liabilities each year.
Strategic Withdrawals: Consider drawing from Roth IRAs or taxable accounts first to manage your tax bracket, leaving your tax-deferred accounts for later years.
Tax-Loss Harvesting: If you have taxable investments, you can sell losing investments to offset capital gains and reduce your overall tax liability.
Work with a Financial Advisor: Tax laws are complicated, and even more so during retirement. A financial advisor specializing in tax-efficient retirement planning can help you navigate these complexities and create a plan that reduces your tax burden.

Just because you’re no longer working doesn’t mean you should stop planning for taxes. Without careful tax management, your savings could diminish faster than expected, leaving you with fewer resources in your later years. By integrating tax planning into your retirement strategy, you can protect your financial future and ensure that your golden years are as financially stress-free as possible.

Managing Business Debt: Strategies for Maintaining Financial Health

May 13, 2025 by admin

Debt is a common and often necessary part of running a business, providing opportunities to expand operations, invest in new equipment, or navigate periods of low cash flow. However, managing debt effectively is critical to maintaining financial health and ensuring long-term success. Poor debt management can lead to cash flow issues, damaged credit, and even business failure. In this article, we explore strategies to help businesses manage debt responsibly and maintain financial stability.

1. Evaluate and Prioritize Debt

The first step in managing business debt is to evaluate all outstanding obligations. Create a comprehensive list of loans, credit lines, and other liabilities, noting the interest rates, repayment terms, and balances for each. Once you have a clear picture, prioritize debts based on factors like interest rates and due dates.

High-interest debt (such as credit card balances or short-term loans) should typically be paid off first, as it can quickly grow out of control.
Secured loans (like those tied to equipment or property) may need to be a higher priority if missing payments could lead to asset repossession.
Consider renegotiating terms with lenders if you’re struggling to keep up with multiple debt obligations.

2. Refinance or Consolidate Debt

Refinancing or consolidating debt can be an effective strategy for reducing monthly payments and lowering interest rates. Here’s how each option works:

Refinancing: This involves replacing an existing loan with a new one that offers better terms, such as a lower interest rate or extended repayment period. This can ease cash flow constraints and make it easier to manage payments.
Debt consolidation: This option combines multiple debts into a single loan, simplifying payment schedules and often resulting in lower overall interest rates. It can reduce the mental burden of managing multiple loans while potentially saving money over time.

Both options are worth exploring, especially if your business has improved its credit score since the original loans were taken out.

3. Improve Cash Flow Management

Effective cash flow management is critical to ensuring that your business has the funds available to meet debt obligations. Here are some strategies to improve cash flow:

Speed up collections: Consider offering incentives for early payments from customers or implementing more aggressive collection policies for overdue invoices.
Negotiate longer payment terms with suppliers: This can help align outgoing payments with incoming cash, giving you more flexibility in managing debt.
Review and reduce expenses: Conduct a detailed audit of your business expenses and identify areas where you can cut costs. Every dollar saved can be used to pay down debt more quickly.

Improving cash flow will allow you to meet your debt obligations more comfortably while keeping the business running smoothly.

4. Use Debt Responsibly

It’s important to take a proactive approach to debt and avoid relying on it for everyday operational expenses. Here’s how to use debt responsibly:

Borrow for growth, not survival: Use debt to fund strategic growth initiatives—such as purchasing equipment, expanding to new locations, or investing in marketing campaigns—rather than as a band-aid for cash flow problems. This helps ensure that the debt is tied to activities that will generate returns.
Avoid overleveraging: Overleveraging occurs when a business takes on too much debt relative to its revenue or assets. This increases the risk of default, especially during economic downturns or business slow periods. Aim to maintain a healthy balance between debt and equity, ensuring that debt levels are manageable even during challenging times.
Track key financial ratios: Use financial ratios like the debt-to-equity ratio and interest coverage ratio to monitor your company’s leverage and ability to meet debt payments. These metrics provide valuable insights into your business’s financial health.

5. Build an Emergency Fund

Having an emergency fund is essential to managing business debt effectively, as it provides a financial cushion during times of uncertainty. An emergency fund can be used to cover unexpected expenses, such as repairs, legal fees, or temporary downturns in revenue, helping you avoid taking on additional debt.

Aim to set aside at least three to six months’ worth of operating expenses in a separate savings account. This safety net will reduce the need to rely on credit lines or high-interest loans during periods of financial strain.

6. Maintain Strong Business Credit

A solid business credit score can make a significant difference when it comes to managing and reducing debt costs. Lenders offer more favorable interest rates and terms to businesses with strong credit, reducing the cost of borrowing and making it easier to secure financing in the future. To build and maintain good credit:

Pay bills on time: Late payments negatively impact your business credit score. Set up automated payments or reminders to ensure timely payment of invoices and loans.
Keep credit utilization low: Use only a portion of your available credit limit to keep your credit utilization ratio low, which positively impacts your credit score.
Monitor your credit report regularly: Ensure that your business credit report is accurate and address any discrepancies promptly.

Conclusion

Managing business debt effectively is a key component of maintaining financial health and ensuring long-term success. By evaluating and prioritizing debt, considering refinancing options, improving cash flow management, and using debt responsibly, businesses can reduce financial stress and free up resources for growth.

Remember, debt can be a useful tool when managed properly, but it requires careful planning, disciplined financial management, and a proactive approach. By taking these steps, your business can stay financially sound while leveraging debt to achieve its goals.

Business Tax Planning for Tax Cuts and Jobs Act (TCJA) Sunset

March 10, 2025 by admin

Interest rate finance and mortgage rates. Wooden block with percentage sign on many level of stack of coin. Financial growth, interest rate increase, inflation, sale price and tax rise concept. The Tax Cuts and Jobs Act (TCJA) of 2017 introduced substantial tax reductions and incentives for businesses, many of which are set to expire by the end of 2025. As this sunset approaches, businesses must engage in strategic tax planning to mitigate potential financial impacts. This article outlines key considerations and strategies for businesses to prepare for the post-TCJA landscape.

Key Provisions Set to Expire

Several significant tax provisions benefiting businesses are scheduled to lapse, including:

Corporate Tax Rate Stability – The TCJA permanently lowered the corporate tax rate to 21%. However, potential legislative changes could lead to rate increases, making it essential for businesses to anticipate higher tax burdens.
Qualified Business Income Deduction (QBI) – Pass-through businesses (LLCs, S corporations, sole proprietorships) currently enjoy a 20% deduction on qualified business income. This deduction is set to expire, potentially increasing taxable income for these entities.
Bonus Depreciation – The TCJA allowed businesses to deduct 100% of the cost of eligible property in the year of acquisition. This provision is set to phase out gradually, reducing to 80% in 2023, 60% in 2024, and fully expiring in 2027.
Interest Expense Deduction Limitations – The TCJA limited the deduction of business interest expenses to 30% of adjusted taxable income. With the expiration, businesses may face tighter restrictions, impacting debt-financed operations.
Research & Development (R&D) Expensing – The immediate expensing of R&D costs may revert to a five-year amortization schedule, affecting businesses that rely on innovation and technological advancements.

Strategic Tax Planning Approaches

To navigate these impending changes, businesses should consider the following strategies:

Accelerate Deductions and Capital Investments – Taking advantage of the remaining bonus depreciation and Section 179 expensing rules before they phase out can optimize deductions.
Evaluate Business Structure – With the potential expiration of the QBI deduction, pass-through businesses may reassess their entity type and consider whether a C corporation structure is more tax-efficient.
Optimize Interest Expense Planning – Businesses relying on debt financing should explore restructuring loans or increasing equity financing to minimize potential tax liabilities.
Maximize R&D Credits – Companies engaged in research activities should ensure they are fully leveraging available tax credits before the amortization requirement takes effect.
Plan for Potential Rate Increases – If corporate tax rates rise post-TCJA, businesses may benefit from accelerating income recognition under the current lower rates.

Conclusion

The sunset of the TCJA presents both challenges and opportunities for businesses. Proactive tax planning can help mitigate adverse impacts and maximize available benefits. Consulting with tax professionals and financial advisors will be essential in navigating the evolving tax landscape and ensuring continued profitability.

By taking strategic action now, businesses can position themselves for a smoother transition and financial stability in the post-TCJA era.

Is Your Favorite Pastime Turning Into a Small Business? The IRS Wants to Know.

February 10, 2025 by admin

If you’re making $400 or more on your hobby, it’s time to start declaring it on your income taxes.

We take on hobbies because we enjoy them. But at some point, we sometimes get enough people wanting the woven towels or the birdhouses or the Christmas ornaments we make that it’s time to start charging for them. Supplies cost money, and your time is certainly worth something.

A lot of people get started that way. Before you know it, they’ve set up a shop on Etsy and started exhibiting at craft shows. At what point does this become a business, they may ask themselves.

If you’re bringing in $400 or more per year on your side gig, you should know that there are two good reasons why you should be reporting your business on your Form 1040:
• You’ll be able to deduct at least some of your expenses, and,
• The IRS mandates it.

8 Questions

When your hobby becomes a small business, you’ll have to complete and file a Schedule C with your 1040.

If your personal enterprise has turned a profit in three of the last five years, it’s quite likely that your creative endeavors have become something that requires a Schedule C along with your 1040. The IRS suggests that you ask yourself eight questions to help determine whether it considers you a business and not a hobby. They go something like this:

1. Does the time and effort you put into the activity show you intend to make a profit?

2. Does the activity make a profit in some years, and if so, how much profit does it make?

3. Can you expect to make a future profit from the appreciation of the assets used in the activity?

4. Do you depend on income from the activity for (at least part of) your livelihood?

5. Are any losses due to circumstances beyond your control or are the losses normal for the startup phase of your type of business?

6. Do you change your methods of operation to improve profitability?

7. Do you carry out the activity in a businesslike manner and keep complete and accurate books and records?

8. Do you and any advisors you might work with have the knowledge needed to carry out the activity as a successful business?

How Will You Report Your Income?

Depending on how much money you make and where/how you sell your products, you may receive a 1099 of some sort. If you accept credit cards, it will most likely be the 1099-K: Payment Card and Third-Party Network Transactions. If you take checks and cash, you’ll have to add it all up yourself. Keep any documentation you have if this is the case. You’ll report this on your Schedule C.

How Will You Know If An Expense Is Deductible?

Some business expenses are obvious. If you’re making birdhouses, for example, everything you buy to assemble them should be considered part of your Cost of Goods Sold. If you’re buying products wholesale and reselling them, that should be deductible, too.

But there’s a lot of gray area. The IRS says that legitimate business expenses are those that are “ordinary and necessary.” An ordinary expense is one that is typical and widely accepted in your industry. A necessary expense, on the other hand, is one that is useful and appropriate for your business operations. An expense doesn’t need to be essential to qualify as necessary.

Some small business owners really stretch the interpretation of “ordinary and necessary.” There’s a famous case where a company that had a warehouse tried to deduct the cost of cat food. The contents of the warehouse were attracting rodents and snakes, and they wanted to feed stray cats who would keep the population of unwanted visitors down. The IRS accepted it as a legitimate business expense.

Our point here is not that you should try to find some outlandish business expenses to deduct. But we want you to really think about what it costs you to do business. If you’re ever audited, you’ll have to make a case to the IRS about why you claimed a particular purchase as necessary for your business. Keep meticulous records of your purchases.

On to a New Year

Keep these things in mind as we move into a new year – and tax preparation season. You may want to consider reclassifying your hobby as a business and filing a Schedule C with your 1040. We’re not IRS auditors, of course, so we can’t tell you whether a certain purchase will be considered a deductible business expense. But we can help you deal with the tax-related issues you’ll face should you decide it’s time for you to start claiming income and expenses for your pastime-turned-business.