How to Get Rid of Mice in Your Apartment

Got mice?

If these pesky pests are in your apartment, we’ve got solutions. While it makes good sense to keep them out in the first place, we get it, stuff happens. The number one thing you should do is speak to your leasing office maintenance crew or landlord. Let them know you need pest control right away! Hopefully they will send in a professional company to rid you of the problem.

But you can also be proactive and takes steps to oust the intruders. You should know that mice live in groups. So, when you see one mouse, you probably have five, six or more squatters.

That’s a problem because mice can contaminate food and food preparation surfaces, which can lead to potential health issues.

Leave pesticides to the professionals

You might think that pesticides are the way to go to get rid of mice. But according to the Environmental Protection Agency (EPA), that’s only a good idea if you’re a pro. This is not a DIY project.

Improper use of pesticides could be toxic to both people and pets, and people with compromised immune systems can be especially vulnerable to improper use of pesticides.

Here’s what you can do to rid your home of furry unwanted irritants scurrying across the floor and more.

1. Use traps

If you’re not squeamish interacting with a dead mouse, then try the old-school method. Terminix recommends baiting the trap with peanut butter, bacon, chocolate, dried fruit or oatmeal. Another option is a glue trap.

Or, you can try something more modern. There are actually traps that use high voltage to shock the mouse. It might sound cruel, but since it happens quickly, there’s no suffering. How does it work? The bait station is in the back of the unit. The mouse enters the trap and triggers a sensor. That’s when a high voltage electric current electrocutes the mouse in seconds.

Alternatively, catch-and-release traps are a humane option. When you trap a mouse, you can release it far from where you live.

2. Seal-off floor and wall gaps

mouse hole

If you see an opening where wires and conduits are in your apartment, those could be road maps for vermin. Mice can enter a building or home through the smallest opening or crack.

Plug up even the tiniest holes, even the ones the size of a nickel! Mice commonly move through walls, ceilings, floors and even cabinets.

3. Your in-house mouser superheroes

The furry pet you want in your house just might solve your mouse problem. If they’re up for it. Your cat is your live-in pest control agent. Some dogs can take on the task of de-mousing with vigor, too.

Mice love pet food. So, if you leave it out for your pet, that’s likely where your cat or dog will find the pest, nibbling away on his or her food.

4. All-natural repellents

Here’s a natural way to repel the critters as a preventive measure from the start. There are various mice repellents on the market that contain no chemicals and are also pet-friendly.

Ingredients matter, so look for the ones that have peppermint essential oil or balsam fir oil. These specific fragrances cause mice to find the closest exit. Humane and effective, you can find this option as a spray repellent or in sachet or pouch form.

5. Keep food sealed in the pantry

sealed food

Mice are in search of food. If you have a mouse problem, be sure that your food is safely sealed. Keep it out of the sight or smell of any mouse traipsing through your house. This means investing in airtight food canisters.

If there’s a package that’s ripped or open, remember that annoying mice can squeeze into even the tiniest opening in a bag or box of food.

Don’t do it all yourself

To help keep mice out of your apartment, have a list of what needs to be done to have a mouse-free home. The EPA recommends that you check your plumbing. Cover gaps and seals around sills, sewer lines and other spots they could squeeze into.

Ask the maintenance team in your apartment complex to do the hard stuff. This includes using caulk, knitted copper mesh, steel wool or foam insulation to block access around pipe openings.

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The post How to Get Rid of Mice in Your Apartment appeared first on Apartment Living Tips – Apartment Tips from ApartmentGuide.com.

Source: apartmentguide.com

2020 Could Be an Unprofitable Year for Rental Properties. Here’s How to Handle the Taxes

beach house Darwin Brandis/Getty Images

Economic fallout from the COVID-19 crisis and civil unrest could cause many rental real estate properties to run up tax losses in 2020 and maybe beyond. This column covers the most important federal income tax questions and answers for rental property owners. Here goes.

What can I write off?

Nothing new here. You can deduct mortgage interest and real estate taxes on rental properties. You can also write off all standard operating expenses that go along with owning rental property: utilities, insurance, repairs and maintenance, care and maintenance of outdoor areas, and so forth.

What about depreciation write-offs?

For many rental property owners, the tax-saving bonus is the fact that you can depreciate the cost of residential buildings over 27.5 years, even while they are (you hope) increasing in value. You can generally depreciate the cost of commercial buildings over 39 years.

Example: You own a small apartment building that cost $1.5 million not including the land. The annual depreciation deduction is $54,545 ($1.5 million/27.5). The deduction can shelter that much annual positive cashflow from income taxes. So, depreciation write-offs are nice tax-savers, especially if you own an expensive property or several properties.

Variation: As stated earlier, commercial buildings must be depreciated over a much-longer 39-year period. Even so, the annual depreciation write-off for a $1.5 million commercial building is $38,462. The deduction can shelter that much annual cash flow from income taxes.

Can I claim 100% first-year bonus depreciation?

Yes, for qualified improvement property (QIP) expenditures on a nonresidential building. The Coronavirus Aid, Relief, and Economic Security Act (CARES Act) included a retroactive correction to the statutory language of the Tax Cuts and Jobs Act (TCJA). The correction allows much faster depreciation for commercial real estate qualified improvement property (QIP) that’s placed in service in 2018-2022. QIP is defined as an improvement to an interior portion of a nonresidential building that’s placed in service after the building was placed in service. However, QIP doesn’t include any expenditures attributable to: (1) enlarging the building, (2) any elevator or escalator, or (3) the internal structural framework of the building. Thanks to the CARES Act correction, you can write off the entire cost of QIP in Year 1, because it qualifies for 100% first-year bonus depreciation.

Alternatively, you can choose to depreciate QIP over 15 years using the straight-line method. That alternative might make sense if you expect higher tax rates in future years. Discuss your QIP depreciation options with your tax pro.

What else do I need to know about depreciation write-offs?

You ask such good questions. There’s more. The TCJA increased the maximum Section 179 first-year depreciation deduction for qualifying real property expenditures to $1 million, with annual inflation adjustments. The inflation-adjusted maximum for tax years beginning in 2020 is $1.04 million. The Section 179 deduction privilege potentially allows you to deduct the entire cost of qualifying real property expenditures in Year 1. I say potentially, because Section 179 deductions are subject to several limitations. Ask your tax pro for details.

The TCJA also expanded the definition of qualifying property to include expenditures for nonresidential building roofs, HVAC equipment, fire protection and alarm systems, and security systems.

Finally, the TCJA further expanded the definition of qualifying property to include depreciable tangible personal property used predominantly to furnish lodging. Examples of such property include beds, other furniture, and appliances used in the living quarters of an apartment house.

Can I claim the qualified business income (QBI) deduction base on my net rental income?

Maybe. For 2018-2025, the TCJA established a new personal deduction based on qualified business income (QBI) passed through to your personal Form 1040 from a pass-through business entity (meaning a sole proprietorship, LLC treated as a sole proprietorship for tax purposes, partnership, LLC treated as a partnership for tax purposes, or S corporation). The deduction can be up to 20% of QBI, subject to restrictions that kick in at higher income levels. For a while, it was unclear if you could claim QBI deductions based on net rental income passed through to you from one of the aforementioned pass-through entities. The IRS eventually issued taxpayer-friendly guidance that allows QBI deductions in most such cases, but you must follow complicated rules to collect the tax-saving benefit. As your tax pro for details.

What about the passive loss rules?

Ugh. If your rental property throws off tax losses (most properties do, at least during the early years and during years when the economy is suffering — like now), things can get complicated. The so-called passive activity loss (PAL) rules may come into play. Losses from rental properties will usually be classified as passive losses.

In general, the PAL rules only allow you to currently deduct passive losses to the extent you have current passive income from other sources, like positive income from other rental properties or gains from selling them. Passive losses in excess of passive income are suspended until you either have enough passive income or you sell the property that produced the losses. Bottom line: the PAL rules can postpone any tax-saving benefit from rental property losses, sometimes for years. Fortunately, there are several exceptions to the PAL rules that can allow you to deduct rental property losses sooner rather than later. Your tax pro can explain the exceptions and help you plan to become eligible, if possible.

Is that the end of the bad news?

Not exactly. Say you manage to successfully clear the hurdles imposed by the PAL rules for your rental property losses. So far, so good. But the TCJA established another hurdle that you must also clear to currently deduct those losses. For tax years beginning in 2018-2025, you cannot deduct an excess business loss in the current year. An excess business loss is one that exceeds $250,000 or $500,000 for a married joint-filing couple. Any excess business loss is carried over to the following tax year and can be deducted under the rules for net operating loss (NOL) carry-forwards. This loss disallowance rule applies after applying the PAL rules. So, if the PAL rules disallow your rental losses, this rule is a nonfactor.

COVID-19 Relief: Thankfully, the CARES Act suspends the excess business loss disallowance rule for losses that arise in tax years beginning in 2018-2020. That’s good news.

What’s the deal with net operation losses (NOLs)?

Say you manage to successfully clear both of the preceding hurdles for your rental property losses. Now we are talking, because you can generally use those losses currently to offset taxable income from other sources. If losses for the year exceed income from other sources, you may have a net operating loss (NOL) for the year.

COVID-19 Relief: The CARES Act allows a five-year carryback privilege for an NOL that arises in a tax year beginning in 2018-2020. So, you can carry an NOL from one of those years back to an earlier year, deduct it, and recover some or all of the federal income tax paid for the carryback year. Because federal income tax rates were generally higher in years before the TCJA took effect, NOLs carried back to those years can be especially beneficial. The TCJA kicked in starting with tax years beginning in 2018.

What if I have positive taxable income?

Eventually your rental property should start throwing off positive taxable income instead of losses, because escalating rents will surpass your deductible expenses. Of course, you must pay income taxes on those profits. But if you piled up suspended passive losses in earlier years, you can now use them to offset your passive profits.

Another nice thing: positive taxable income from rental real estate is not hit with the dreaded self-employment (SE) tax, which applies to most other unincorporated profit-making ventures. The SE tax rate can be up to 15.3%. Something to avoid when possible.

One bad thing: positive passive income from rental real estate owned by a higher-income individual can get socked with the 3.8% net investment income tax (NIIT), and gains from selling properties can also get hit with the NIIT. Ask your tax pro for details.

The bottom line

There you have it: most of what you need to know about the federal income tax issues that can come into play for rental property owners. The economic fallout from the COVID-19 crisis and recent civil unrest increase the odds that rental properties will suffer losses in 2020, but tax relief provisions may soften the blow.

The post 2020 Could Be an Unprofitable Year for Rental Properties. Here’s How to Handle the Taxes appeared first on Real Estate News & Insights | realtor.com®.

Source: realtor.com