Using QuickBooks Online for Property
Management Accounting
Where different
entities are involved in the management of properties, an effective
solution for the accounting of those properties is the use of
QuickBooks Online. Often property management companies have a
multitude of properties owned by different investment groups as well as
a number of subcontractors or employees in diverse locations. The
centralization of the accounting and information system online for
ready access to all involved parties assists in the recording of
transactions and the availability of needed reports.
Of course, separate companies can be set up in QuickBooks for the
different owners of the properties. In addition, for each
separate company, different classes can be used in QuickBooks to keep
track of the separate reporting of the different apartments owned by
each client. This is especially useful when the apartments are in
different locations, since the Internal Revenue Service requires a
decomposition of income and expenses by location on Schedule E for
individuals and sole member limited liability companies and on Form
8825 for a partnership and S corporation. By breaking out and
recording all rental income and expenses by properties in QuickBooks,
you will save hundreds, if not thousands, of dollars in tax preparation
fees at the end of the year by not requiring your outside certified
public accountant to reconstruct this allocation at year-end.
Another alternative to using classes is to identify all “tenants” by
apartment or unit number. This way classes do not need to be
used. This may prove to be a real time saver for data entry since
classes would not need to be employed, saving a step in data entry for
countless invoices. Then individual tenants could be set up as a
“sub-tenant” in QuickBooks, allowing the direct billing to this tenant
and appropriate follow up and reporting. If the tenant leaves or
is evicted during the year, another sub-tenant can be created for the
apartment previously set up as the “tenant”, which is technically
referred to in QuickBooks Online as the “parent” tenant. At
year-end, revenue and expense reports can be printed by tenant
facilitating the preparation of tax returns while simultaneously
maintaining the segregation of billing information for the different
occupants of that same apartment. What’s also nice about this
alternative of tracking tenants is that some bookkeepers find it easier
and more accurate to post information to apartments rather than to
individuals, since many names are similar and since many apartments
have more than one occupant, often creating misallocations of rental
receipts.
In addition, another time saver might be to simply enter bills by
location rather than individual tenants. Under Preferences, you
can turn this feature on or off. Tax returns require only
reporting by
location, not by individual tenants. For example, if you own
several multi-family homes, you need not track all expenses by tenant
but simply by location or the address of the home. Turn off the
“Expense and product/service tracking by tenant” feature in Preferences
under Vendors & Purchases by simply unchecking its box.
Another great time saver in conjunction with using QuickBooks Online is
using Online Banking. With Online Banking, you can download your
unrecorded transactions directly from the bank and post them into
QuickBooks with a few clicks. Of course, you can pay bills
directly via QuickBooks Online with Online Banking, too, if your bank
allows this feature. Virtually all of your larger banks do.
Online Banking is a snap to set up with QuickBooks Online.
Simply go to “Banking”, “Online Banking Center”, find your bank listed
in the financial institution directory, and follow the recommended
steps for your bank.
It is important to segregate repairs and maintenance from capital
improvements for financial and tax reporting. Consequently, it is
imperative to set up a separate fixed asset account for each building
in QuickBooks Online to track improvements in order to track them as
well as to facilitate the calculation and recording of depreciation
expense. Of course, at least two subaccounts can be set up for
each individual property, one for the original purchase and the other
for any improvements, and then combined for financial reporting
purposes under a parent account. Classes or, as explained above,
tenants may be used to track the repair and maintenance expenses of the
properties. It is also recommended that a third subaccount,
accumulated depreciation, be set up in QuickBooks Online for each
property in order to track its adjusted basis.
The “Tenant Balance Detail” report is always a critical report for
property managers using QuickBooks Online. However, for this
report to be current and meaningful, balances of former tenants need to
be removed periodically and reclassified elsewhere. If they are
deemed uncollectible, then they should be reclassified as an
uncollectible expense; if collection efforts will be pursued, they
should either be left in the tenant receivables account or reclassified
to another receivable account with a title such as Former Tenant
Receivables, etc.
To remove a tenant from tenant receivables, simply select the tenant in
the Tenant Center, select “Edit”, and then check “Delete”. If
there is a remaining balance, QuickBooks Online displays a dialog
informing you of such and that it will prepare an adjusting entry to
remove the balance, debiting the associated revenue account using the
current date. An adjusting journal entry can be prepared before
or after deletion, reclassifying the QuickBooks Online credit memo
adjustment to an uncollectible expense account to reflect this expense
of doing business as well as to facilitate appropriate follow up on the
part of management. If you discover later that you should not
have deleted a particular tenant, no problem: simply go to
Tenants, Tenant List, select Related Reports, Deleted Tenants, find the
tenant deleted in error, select that tenant, click on Edit Information,
scroll down to Deleted, uncheck the box, and save it. All of the
detail of the tenant reappears in QuickBooks Online as it appeared
prior to deletion.
QuickBooks Online may be the accounting software solution for your
property management business, especially if you have a number of
different individuals or companies involved in its operation.
Because it is accessible on the internet to all permitted users
wherever they may be located, receipts and deposits can be entered by
the individual handling collections; bills, invoices, and statements
can entered or prepared by the bookkeeper when received or required;
purchase orders can be prepared and entered by the superintendent when
needed; and profit and loss reports can be viewed at will by
owners. Although QuickBooks Online may not offer all of the
features of the desktop versions, it offers enough robustness for most
property management companies and may obviate the need of additional
branch offices for property owners and managers by offering remote
access to the properties’ financial records.
This article is provided for informational purposes and is
not intended to be construed as legal, accounting, or other
professional advice. For further information, please consult
appropriate professional advice from your attorney and certified public
accountant.
Have a tax or an accounting question? Please feel free to submit
it to William Brighenti,
Certified Public
Accountant, Hartford CPA Accountants. For information
and assistance on
any tax and accounting issue, please visit our website: Accountants CPA
Hartford.
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