Tax Deductible Expenses for a dual use property (US)

Question

I've got a home that I live in and rent out rooms. I'm wondering which expenses I can deduct from taxes and what percent of them I can deduct.

Specifically, can I deduct

• Repainting the house
• Repairs
• Improvements (like new furniture)

I heard from someone that for common areas, I can only deduct the percentage matching the percent of the house that is rented.

Answer 1

IRS Publication 527 addresses these questions, particularly the section on Renting Part of Property.

Please read for yourself but the gist, I believe, is:

• Paint your tenant's room, you can deduct the paint because the room is rented.
• Paint your room, you can't because it's personal use.
• Paint the house, deduct part determined "by any reasonable method" such as square footage of rented part, or number of rooms rented out, since it's common.