Trying to figure out how to add the correct deprecation for a complicated primary rental
My client has been renting out a portion of their home since 2011, and after switching over to me in 2026 we’ve just realized that no depreciation has been taken from 2011 through 2024. The 2025 tax year would be the first year depreciation is reported as my new client.
The home was inherited in 2006 with a FMV of $220,970. Based on the city’s property tax assessment, the value is allocated 50% to building and 50% to land, so $110,485 each.
They began renting 31% of their primary residence in 2011.
Here’s how I’m thinking about it:
Depreciable building basis: $110,485
Rental-use portion (31%): $34,250 (approx.)
Using 27.5-year residential rental property, full-year depreciation would be about $4,017 total building depreciation, and 31% of that equals approximately $1,245 for 2025.
A few questions:
Are my calculations correct based on the facts above?
Since depreciation was missed from 2011–2024, I believe we need to correct this using an adjustment (Form 3115) rather than amending prior returns. Does that sound right?
In ProConnect, where would I properly enter:
The total building value (I assume $110,485 allocated × 31% rental use), and
The catch-up depreciation adjustment for the missed 2011–2024 years?
I want to make sure I’m entering the original in-service date as 2011 and handling the missed depreciation correctly within the asset module and Form 3115 workflow.
