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YOUR MONEY - When to rent out your house instead of selling | Reuters

10 Avr 2016 
WASHINGTON Nov 8 Once a homeowner retires ortakes a new job in another state, it usually doesn't take longfor the "For Sale" sign to pop up on the front lawn.

Years of housing market turmoil have done little to changethe conventional wisdom that it's best to sell when you go.

But that doesn't work for everybody. With home prices still14 percent below their peak, according to Federal HousingFinance Agency data, some homeowners would have to take a lossto sell their homes. Others who have held their homes for manyyears would probably profit if they sold, but they aren't readyto make that permanent commitment.

For homeowners in both categories, it might make more senseto rent out the home for a few years rather than to sell it. Butit's not a simple endeavor.

"It makes sense to rent in an area where property values aredepressed," said Jerry Gross, with the accounting firm ofOsterman, Pollack & Moses, LLC, in Bethesda, Maryland. In mostcases, it makes financial sense to rent if the rent can cover atleast 80 percent of fixed costs such as mortgage payments, taxesand insurance, said Gross, a certified public accountant andpersonal financial specialist.

The other 20 percent can often be taken as a tax loss anddeducted against other income.

In its latest forecasts, the National Association ofRealtors predicted prices of currently owned homes wouldincrease 9 percent this year and 5.3 percent next year. Doneright, it may pay to rent and wait to sell.

A FORM OF DIVERSIFICATION?

When Sue and Michael Thaler retired to Florida in 2008, theywere in a position to profit on their four-bedroom, two-bathhome in Arlington, Virginia. But they weren't in a hurry tosell.

They thought they might want to return to the Washingtonarea, either permanently or occasionally to catch up on localculture and see friends. They also thought that holding on totheir home as an investment would help balance their stock-heavyretirement portfolios. So even after they bought a co-op inBriny Breezes, Florida, they kept renting out their home.

They advertised it on Craigslist and were hoping for anacademic tenant who would vacate the home so they could returnfor the summer. But that isn't what they got.



"We ended up with people who wanted to rent year around on apermanent basis, (and) four roommates, which was my lowestpriority on my wish list," Sue said. But four years later, twoof the original tenants are still there and the Thalers say theyare happy with the arrangement.

RENTAL EXPENSES, BENEFITS

There are financial benefits to being a landlord.

Rental income is taxable, but there are deductions landlordscan take against that income, Gross said. Homeowners can deductmortgage interest, property taxes, insurance, utilities not paidby the tenant and prorated portions of the money spent to buyand improve the house, known in the tax trade as depreciation.

Those deductions can sometimes produce a loss that canoffset other taxable income, but the rules are complex and thetax losses may be limited by factors like the owners' income andinvolvement with the property.

There are some other advantages to renting. Any trips backto the city where the rental property is located, includingmeals and other expenses while you are there, are deductible ifthe trip is for such purposes as finding and interviewingtenants and upkeep of the property.

But unless you time the sale of your home carefully, you cannegate all those benefits by losing the capital gains tax breakthat only resident homeowners get to take.

When a homeowner sells a home, he or she typically owescapital gains taxes of as much as 20 percent on the profit - thedifference between the sale price and the amount of money paidfor the home. Owners who have lived in their homes for two ofthe previous five years can exempt up to $250,000 ($500,000 forcouples filing jointly)from that tax. So homeowners who move outand rent out their home have to make sure they either sell itwithin three years or move back in and live in it again beforethey sell it in order to keep that tax break.

LONG-DISTANCE PLUMBING REPAIRS

Gross, the accountant, also cautions would-be landlords that "not everything is based on economics."

Being a landlord in the same city is challenging enough,with having to deal with vetting tenants who will live in yourhome and managing maintenance and repairs. But doing it remotelyis even more challenging.

"You may not want to be an absentee landlord," says Gross.

It can cost between 10 and 15 percent of the rent to hire aproperty manager. But that's an investment that could be wellworth making - especially when the plumbing fails or thedishwasher breaks and the landlord is sitting on that Floridabeach, or sleeping.

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