Involved in Real Estate or Passive Activities? Passive Activity Loss Rules to Know
Let’s say you’ve dipped your toe into the real estate game and flipped a house. Instead of making a killing on it, you took a big financial hit. When tax time comes around, can you take that loss against your regular income to reduce your taxes?
Generally, no. That’s because of passive activity loss rules.
In short, passive activity loss rules are anti-tax shelter rules. They prohibit taxpayers from using financial losses from passive activity to offset active income and thereby reduce their taxable income and pay less in taxes.
If you own rental property or are otherwise involved in any passive activity trade or business, you need to know about passive activity loss rules. We’ll look at these rules more closely along with the important definitions and exceptions you should know.
Passive Activity Loss Rules: Definitions and Overview
Below is a summary of some key points of the passive activity loss rules along with definition of terms (in bold). Note that this blog is not intended to be exhaustive, but just to familiarize you with the topic. We’ll be discussing rules from the IRS, specifically Topic No. 425 and Publication 925 (2021), which are derived from 26 U.S. Code § 469. The IRS rules are detailed and contain multiple exceptions, which we won’t go into here, as this is an overview. If you believe you’re subject to passive activity loss rules, speak with an accountant to help you with your taxes.
Passive activity loss rules prohibit a taxpayer from taking a deduction of losses incurred from passive activity to offset active (ordinary/earned) income.
While passive activity losses can’t be used to offset active income, they can be used to offset passive activity income. Losses that exceed passive activity gains in the same year can be carried over to the following tax year.
Passive activity rules apply to:
- Individuals
- Estates
- Trusts (other than grantor trusts)
- Personal service corporations, and
- Closely held corporations
The IRS notes that grantor trusts, partnerships, and S corporations are not directly subject to these rules, but the individuals who own them are.
Active income includes wages, salaries, commissions, and any other income “that comes from performing a service.” This is the money you make from your job or business, whether you’re a W2 employee, 1099 contractor, or business owner actively involved in your business.
In contrast, passive income is income from a passive activity in which you’re not “materially” involved. The IRS defines two kinds of passive activity: 1) rental activities, and 2) trade or business activities the taxpayer did not actively contribute to.
Material participation means being involved in the business activity on a “regular, continuous, and substantial basis.” The IRS lays out seven “material participation tests” to help determine whether involvement is passive or active. The taxpayer only needs to satisfy one of the seven for their participation to be considered material and thus not have the activity considered “passive.”
To see all seven tests, go to IRS Publication 925, linked above; here are three:
- Participation in the activity for more than 500 hours in the tax year
- Participation in the activity for more than 100 hours in the tax year, and at least as much as any other individual (including individuals who don’t own any interest in the activity)
- “Based on all the facts and circumstances, you participated in the activity on a regular, continuous, and substantial basis during the year”
These material participation tests do not apply to rental activity (discussed below) or to working interests in oil and gas property, which have separate rules.
Active participation is a lower standard to meet than “material” participation. For example, taking decisions with regard to management of the business activity would qualify as active participation.
Passive Activity and Rental Activities
If you earn income from a rental property, then you know that it only takes a few major repairs or renovations or a couple months without tenants to put you in the red for the year.
That’s where passive activity loss rule comes in. These rules apply to you because the income from your rental property is considered passive activity, even if you are “materially” involved in the activity, as described above – unless you are a real estate professional.
To be considered real estate professional by the IRS, you must meet both of the following requirements:
- “More than half of the personal services you performed in all trades or businesses during the tax year were performed in real property trades or businesses in which you materially participated.”
- “You performed more than 750 hours of services during the tax year in real property trades or businesses in which you materially participated.”
Under the IRS’s definition, you do not need to be a licensed real estate agent, contractor, or other certified real estate professional to meet these requirements. Conversely, the IRS definition means that some people who are licensed in the field, like a part-time real estate agent, would not be considered a real estate professional, and their rental activity would be considered passive.
Real property trades or businesses include not only renting out a real property, but development, construction, acquisition, management, and more.
Special $25,000 allowance
If you are not a real estate professional, then your income is considered passive. Any loss you derive from rental activities may be “trapped” (meaning, you can’t take the loss on your taxes) unless you can offset gains from other passive activities – most of the time.
But there is one big exception to know about. The IRS allows up to $25,000 in passive losses to be used to offset ordinary income such as salary or wages as long as you are “actively participating.” In this specific context, active participation may include things like determining rental terms, approving new tenants, and making repairs or hiring someone to do them.
The full amount up to $25,000 is available for taxpayers whose modified adjusted gross income (MAGI) is $100,000 or less. It begins to phase out above a MAGI of $100,000 and is completely phased out at a MAGI of $150,000, meaning that you cannot offset any ordinary income from passive losses if your MAGI is over $150,000.
There are several facets to this special allowance that we won’t go into here, including different allowance amounts depending on filing status and exceptions to the phaseout rules; again, read more on IRS.gov for more detail.
Estate Planning and Trusts
Passive activity loss rules apply to trusts and estates, too. Remember to work with an accountant if you have questions about how passive activity loss rules affect your taxes. If you have questions about trusts and estate planning, or are the personal representative of someone who recently died and need advice, call estate planning attorney Gem McDowell.
Gem and his team at the Gem McDowell Law Group help individuals and families in South Carolina with trusts, wills, powers of attorney, and other estate planning documents to ensure they’re in control of their assets now and in the future. Call Gem and his team at his Mt. Pleasant office at 843-284-1021 today to schedule your free consultation.
What You Need to Know About Section 1031 “Like-Kind Exchanges”
Under Section 1031 of the US Code, you can sell a qualifying property, take the money from that sale, and buy new qualifying property of a “like-kind” without paying any federal income tax on the first sale. This is what’s known as a “1031 Exchange” or a “Like-Kind Exchange.”
For example, let’s say you own an investment property that you bought for $15,000 in 1965, which is now worth $250,000. You want to sell that property and buy a new investment property. If you simply sold the property, you’d need to pay income taxes on the gain of $235,000. At around 33% for combined federal and state taxes, you’d pay approximately $77,550 in taxes – a substantial amount of money.
But, under 1031, you’re allowed to exchange that property for “like-kind” property and defer paying taxes on the gain. (Note that you are deferring taxes, not eliminating them altogether.) It’s a great tool for businesses and individuals to use to reduce tax bills and manage cash flow during the year.
How Like-Kind or 1031 Exchanges Work
How does an exchange of like-kind property work under Section 1031?
Using the example above, you’d sell your property (the “Relinquished Property”) and the money would go into an account controlled by a neutral third-party agent (the “Qualified Intermediary”), often an attorney or CPA, someone who has not done any work for you in the past two years. You cannot touch the money from that sale, and neither can your lawyer or CPA. Otherwise, the money is disqualified and subject to taxation.
Generally, you have 45 days to find a Replacement Property from the date of sale of the Relinquished Property and 180 days to close on that Replacement Property. The Qualified Intermediary purchases the like-kind property (the “Replacement Property”) with the money from the account you never touched, puts the Replacement Property in your name, and the process is complete.
What does “like-kind” mean?
It means that the property that’s being exchanged is of the same character. You can trade livestock for livestock or investment property for investment property, for example. You cannot trade livestock for investment property under Section 1031. However, you may exchange property that “differ[s] in grade or quality,” meaning that you may essentially “upgrade” your property or assets. Determining what qualifies as Replacement Property is done on a case-by-case basis.
What type of property is eligible for like-kind exchange under Section 1031?
Most property that is solely for business use is eligible, including investment property, livestock, vehicles, machinery, equipment, and other items of tangible property. Intangible property such as copyrights and patents qualify, too.
What type of property is not eligible?
According to the IRS, “inventory, stocks, bonds, notes, other securities or evidence of indebtedness, or certain other assets” are not eligible. Real property for personal use, i.e., a personal residence, is not eligible. It must be used for trade or business only.
What if you do not spend all the money you made from the sale within 180 days?
Money left over at the end of the 180-day period is commonly known as “boot.” If you cannot locate property that costs as much as the property you sold, or you are unable to close within 180 days, you will need to pay taxes on the boot.
What if you receive money or other types of property that are not like-kind in the exchange?
“Boot” can also refer to the value of goods received in the exchange that are not qualifying. If your exchange results in boot, you’ll need to pay taxes on it. (Though if the exchange results in a loss, it won’t be recognized.)
What about property that has debt attached to it?
Let’s say in the example above, you don’t own the house free and clear but have borrowed $100,000 against it. You sell the house and now have $250,000. In the exchange, you need to buy a Replacement Property that has as much equity and as much debt as the Relinquished Property. Otherwise, the IRS sees that you’re better off after the transaction, which is not the intent of the code, and you’ll need to pay tax. You need to “roll” what you made and what you owe to your new property.
What about state taxes?
The laws on how states handle taxes vary from state to state. In South Carolina, the law recognizes like-kind exchanges and will defer taxes on exchanges as long as the Relinquished Property and the Replacement Property are both located within the state of South Carolina. If you sell Relinquished Property in South Carolina and buy Replacement Property in North Carolina, for example, you can defer your federal taxes on the sale under 1031, but you will be responsible for the gain earned on the sale of the Replacement Property to South Carolina.
Who is eligible to do a 1031 Exchange?
Any entity that is exchanging qualifying property used solely for business. A corporation, partnership, LLC, individual, or trust may take advantage of Section 1031 as long as the property qualifies. A business may exchange equipment, or an individual may exchange investment rental property, for example. Dealers are not eligible for Section 1031 treatment.
How much does it cost to execute a 1031 Exchange?
Some businesses shy away from 1031 Exchanges because they believe it will cost a lot of money. In South Carolina, you can carry out a Like-Kind or 1031 Exchange for around $1,500 or $2,000. This small amount of money could end up saving you or your business thousands or tens of thousands of dollars in taxes. In a large majority of cases, it’s a worthwhile investment.
Could your business benefit from tax deferral from a Like-Kind Exchange?
This is just the start; there are more nuances to exchanges under 1031. If you want to know whether a 1031 Exchange could be a good tool for your company, contact Mount Pleasant corporate attorney at Gem McDowell Law Group. Send us a message or call us today at (843) 284-1021 today.
What’s the Difference Between a C-Corp and an S-Corp?
Deciding what kind of entity you want to be is one of the first steps when creating a new business. If you’ve already decided that your business should be a corporation, rather than a limited liability company or something else, you still have to decide whether you want to be a C corporation (C-Corp) or an S corporation (S-Corp).
The Differences Between a C-Corp and an S-Corp
A C-Corp is probably what you think of when you think of corporations; the big ones, like GM and ExxonMobil, are C-Corps. They can have an unlimited number of shareholders, and anyone may buy shares, including other companies and people in foreign countries.
An S-Corp, however, has limits on how many people may be shareholders (currently 100) and who may hold shares, since corporations, partnerships and non-resident aliens may not be shareholders. (There are other differences between the two, and you can read more on the IRS website about C corporations and S corporations.)
The main difference is in taxation. A C-Corp is taxed at the corporate level and if dividends are distributed to shareholders, those shareholders are taxed on those distributions. S-Corps seek to avoid this “double taxation” by being taxed differently. Instead, the S-Corp’s income “passes through” to the shareholders, who pay taxes on the income only once. (Same for losses.)
How to Become an S-Corp
First you need to incorporate in your state as a corporation, which by default is a C-Corp. You don’t need to file anything with the IRS or the federal government to become a corporation. But you do need to file a Form 2553 with the IRS if you want to change your status to an S-Corp. What you’re really doing is asking the IRS to tax you under a different section of the code. (The C in C-Corp is because those corporations are taxed under Chapter 1, subsection C of the IRS code; S-Corps are taxed under Chapter 1, subsection S.)
Pros and Cons of Becoming an S-Corp
Assuming that you’re deciding between being a C-Corp and an S-Corp (and not an LLC or other business entity), the two main things to consider are taxation and shareholders. Electing S-Corp status will let you avoid corporate-level taxes but may also restrict the growth of your company by putting limits on who and how many may become shareholders. You will also have to be sure to follow the IRS’s guidelines so that you don’t do anything to lose your S-Corp status.
There’s no one-size-fits-all answer to this question, so it’s a good idea to speak with the other shareholders, a business attorney and an accountant to decide if becoming an S-Corp is the best option for your company.
Learn More About Becoming an S-Corp
Call 843-284-1021 to speak with business attorney Gem McDowell and his associatess at Gem McDowell Law Group in Charleston. They can advise you on the pros and cons of becoming an S-Corp and provide legal advice on a variety of other issues in business law.
What to Know About Estate Taxes for Estate Planning
An estate tax is levied on an estate of a certain value. Because the tax rate is so high – up to 40% – it’s smart to do what you can through estate planning to reduce or eliminate the likelihood that your estate will be taxed at your death.
If someone dies in the year 2015 and their estate is worth less than $5.34 million, it will not be subject to estate taxes. If they die and their estate is worth $5.34 or more, it may or may not be subject to estate tax.
Here are some other things to know about estate tax.
Spouses and estate tax
Estate tax usually doesn’t apply if you are passing on your estate to your spouse. This is “usually” because in some cases, if your spouse is not a U.S. citizen, different rules apply. If your spouse is not a U.S. citizen, you will want to speak to an experienced estate planning attorney like Gem McDowell.
You and your spouse can combine your separate amounts together so you can freely pass $10.68 million to your heirs. And spouses can “share” the amount so as long as the couple’s combined assets are $10.68 million or less, they will not be subject to estate tax.
Remember that this amount can change so always check for the most current value when making your estate planning documents.
An experienced tax and estate planning attorney in Mt. Pleasant
This is a very simplified overview of estate taxes. To discuss your own estate, and how to best handle it to reduce or avoid taxes, contact Gem McDowell at his Mount Pleasant, SC office at (843) 284-1021. Gem is an estate planning attorney with experience in tax law, and he can work with you to develop an estate plan to meet your goals. Call today.
