If you use a portion of your home for business, you may be
able to claim a home office deduction on your income tax. The deduction allows
you to claim expenses related to using a portion of your home as a business
office. These expenses may include, mortgage interest, real estate taxes,
utilities, insurance, etc. The deduction is available to both employees and the
self-employed. And, you don’t have to be a homeowner; the deduction is
available for renters too. However, there are several rules that you must
follow in order to claim the deduction. The relevant IRS document is IRS Pub 587. It’s about 35
pages long, so please refer to it for more details about the deduction. I’m
just trying to make you aware of the home office deduction, and provide a few
of its highlights.
Probably the most difficult rule to adhere to is that you
must use your home office exclusively
and regularly as your principal
place of business. The exclusive part means just that, only business use. You
cannot use your office for business for some part of the day, and personal use
at any other time. A good way to ensure exclusive use is to use a spare room
for your office and avoid putting entertainment devices in it. Just keep
business related furniture and equipment in your office. It’s even better if
you have a separate structure not attached to your home that you can use as an
office.
There are a couple of exceptions to the exclusive use test. The
first is that you can use part of your home for storage of inventory or product
samples. However, you must meet the
following tests
·
You sell products at wholesale or retail as your
trade or business
·
You keep the inventory or product samples in
your home for use
in your trade or business
·
Your home is
the only fixed location of your trade or business
·
The space you use is a separately identifiable
space suitable for storage.
Among others, individuals that sell mechanics tools from a
truck or cosmetic salespeople might qualify for this exception if they keep an
inventory in their home.
The second exception for the exclusive use test is for those
that run a home daycare. In order to
qualify for this exception,
·
You must be in the trade or business of
providing daycare for children, persons age 65 or older, or persons who are
physically or mentally unable to care for themselves.
·
You must have applied for, been granted, or be
exempt from having, a license,
certification, registration, or approval as a
daycare center or as a family or group daycare
home under state law. You do not
meet this requirement if your application
was rejected or your license or other
authorization was revoked.
Regular use is not
clearly defined by the IRS. Here is what one of their publications says on the
topic, “To qualify under the regular use test,
you must use a specific area of your home for business on a regular basis.
Incidental or occasional business use is not regular use. You must consider all
facts and circumstances in determining whether your use is on a regular basis.”
They’re actually using the word “regular” in
the definition of regular use.
In general, if you qualify to deduct the business use of your
home, then you can deduct the business percentage of the home operating expenses
that are proportional to the size of your home office. For example, suppose
that you have a 2000 square foot home, and the size of your home office is 200
square feet. Then, the business use percent of your home is 10% (200/2000). If
your utility bills for the year are $3000, then you can deduct $300 as a
business expense. Similarly, if your
annual homeowners insurance is $1200, then you can deduct $120 as a business
expense.
If you are an employee, that is you are not self-employed, then
you must be using your home office for the convenience of your employer and you
must not rent out any part of your home to your employer. An example might be if you do phone sales and
are required to work out of your home, using your own phone. Your business expenses are listed on
Schedule A, under the Unreimbursed Employee
Expenses section and you probably
will need to complete Form 2106 too.
If you are self-employed and file Schedule C, then expenses
for business use of your home are listed on the IRS Form 8829.
Remember, if you are claiming a home office related expense,
you can only claim the business use percentage of the expense that relates to
your home office. But if you qualify for the
home office deduction, it's a great way to reduce your income tax liability.