The distinction that usually matters is between a repair and a capital improvement, and between a primary residence and a rental. Ask a tax professional about your own circumstances — nobody in this trade can answer it for you.

What the file should contain for a San Marcos property

There are 8,408 owner-occupied units here against a median value of $269,700 US dollars, so most readers of this page are dealing with a primary residence rather than an income property — which is the distinction most likely to decide the answer. Either way the documents are identical, and assembling them at the time costs nothing while assembling them two years later is often impossible.

The reasoning behind that

Tax treatment of building work commonly hinges on whether the expenditure restored something or improved it, and on whether the property produces income. Those are determinations made against your circumstances and your jurisdiction, and this page is not the place they get made. What this page can usefully say is what to keep, because the documentation is the same either way and it is much harder to assemble afterwards. The invoice describing what was installed and where. The survey from before the work. The permit, if one was pulled. The warranty. Dated photographs. Keep them whether or not you expect a deduction. The same file answers a tax question, an insurance question and a buyer’s question, and it is the cheapest artifact in this entire process. Then ask an accountant. A contractor’s opinion on tax treatment is worth exactly what a tax advisor’s opinion on pier depth is worth.

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