Okoniq Journal
Property tips, taxes & HOA guides
Plain-language guides for homeowners, landlords, and HOA boards — written to help you stay organized and keep more of your money at tax time.
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Getting Started
New to managing property? Start here.
Taxes & Accounting
Deductions, basis, Schedule E, and staying audit-ready.
Renting & Tenants
Leases, rent, screening, and tenant relationships.
Maintenance & Repairs
Upkeep, vendors, and keeping a home in shape.
Mortgage & Money
Financing, refinancing, insurance, and cash flow.
Buying & Selling
Valuation, prepping to sell, and the closing process.
HOA & Community
Boards, reserves, meetings, and living in an HOA.
Latest articles
Cash vs Accrual Accounting for Rentals — Which One?
Cash accounting records when money moves; accrual records when the obligation occurs — most individual landlords use cash, but the choice affects what appears on your return each year.
Capitalize vs Expense? A 4-Question Decision Tree for Landlords
A four-question decision tree turns the capitalize-or-expense decision from guesswork into a repeatable process backed by IRS rules.
Bonus Depreciation Rate Changed in 2025 — How to Verify Current Rules
Bonus depreciation returned to 100% for property acquired after Jan 19, 2025 — the TCJA phase-down no longer applies, but acquisition and placed-in-service dates still determine your rate.
What's the BAR Test? Betterment, Adaptation & Restoration
The BAR test—betterment, adaptation, restoration—determines when work becomes a capital improvement instead of a deductible repair for tax purposes.
Augusta Rule — Rent Your Home 14 Days Tax-Free
The Augusta rule lets you rent your personal home up to 14 days a year and keep the income tax-free — but eligibility and documentation requirements are strict.
What Auditors Ask — Your Rental Property Audit Trail Checklist
An IRS rental-property audit typically requests five categories of documents — bank statements, receipts, mileage logs, depreciation schedules, and capital-improvement records.
Rental Appliances Depreciate Over 5 Years — How MACRS Works
Rental appliances depreciate over 5 years under MACRS — a much shorter schedule than the building — letting you recover the cost faster.
How to File an Amended Return for a Missed Rental Deduction
An amended return lets you recover a missed rental deduction — you have a limited claim window, specific forms to file, and supporting docs to attach.
Are Advertising and Vacancy Costs Tax-Deductible?
Advertising costs and many vacancy-period expenses are deductible if the property is held out for rent — here's what qualifies and how to document it.
Yard Drainage Standing Water Fix: 4 Ways to Dry Out Your Lawn
Standing water in your yard after rain usually means poor grade or blocked drainage — most fixes cost under $500 and prevent foundation damage.
Well Pump Pressure Tank Troubleshoot: Fix Short-Cycling Fast
A well pump that cycles every 30 seconds usually means the pressure tank has lost its air charge—here's how to diagnose the culprit in under 15 minutes.
Water Heater Expansion Tank Install: 4 Steps to Protect Your System
An expansion tank absorbs thermal pressure spikes that can damage your water heater, pipes, and fixtures — most jurisdictions require one if you have a check valve or backflow preventer.
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