2020 NATIONAL INCOME TAX WORKBOOK...Chapter 3 Intro & objectives p. 736 5. Real Estate – qualify...
Transcript of 2020 NATIONAL INCOME TAX WORKBOOK...Chapter 3 Intro & objectives p. 736 5. Real Estate – qualify...
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2020 NATIONAL INCOME TAX WORKBOOK
CHAPTER 3: QUALIFIED BUSINESS
INCOME DEDUCTION ISSUES
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Power Point Slides – website
https://www.canr.msu.edu/taxschool/2020-two-day-tax-seminar-powerpoint-slides
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Chapter 3 Intro & objectives p. 73
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5. Real Estate – qualify for QBI?
1. Calculating – The basics
2. Aggregating – Why? When? How?
3. QBI Losses – what now?
4. Partnerships and S corps –
allocating and reporting
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Taxable Income Limit: p. 74
QBI Taxable
Income
x 20% x 20%
Lesser
(W-2 Limit and SSTB Limit discussed later)
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Definition of QBI p. 74
QBI, generally:Qualified item of income, gain, deduction and loss
with respect to any qualified trade or business
Trade or business: Reference to IRC 162 and certain self-rentals
Effectively connected with US trade or business
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Services as an Employee p. 74
9
Services as an employee = NOT QBI
Remember last year? (page 77 - 80)
W-2 vs 1099?
• Presumed Employees for 3 years
• Rebuttal possible
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Effectively Connected with a US Trade or Business p. 74
QBI
“effectively
connected”
Per IRC 864(c)
T or B in US
Office / fixed place
Material factor in realization of income
Substantial activities
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Excluded from QBI p. 74
QBI excludes:
Dividends
Interest Income (unless allocated to T or B)
Capital Gains and Losses
Foreign personal holding companies
Annuities
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REITs and PTPs – Separate! p. 75
*QBI component REITs and PTPs
Schedule C 20,000 REIT #1 4,000
Schedule E 30,000 REIT #2 (2,000)
Partnership (8,000) PTP #1 1,000
1120S 5,000
Net 47,000 Net 3,000
combined 50,000
*If above threshold, QBI component calculated on
each T or B separately, with W-2 and SSTB limits
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Reasonable Compensation to S Corp Shareholders p. 75
S Corp
Shareholder
Distribution Salary(does not reduce (reduces QBID)
QBID)
If salary not reasonable, IRS can recharaterize,
up to reasonable compensation
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Guaranteed payments to partners p. 75
Partnership
Partner
Distribution Guaranteed
(does not Payment(reduce QBID) (reduces QBID)
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as
partnernot as
partner
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Example 3.2 – Guaranteed Payments – for services p. 75
D & D
Sporting Goods
Dan Dave
QBI 550,000
(125,000)
(125,000)
300,000
(150,000)
(150,000)
0
Guar pay Guar
payQBI
QBI
50% 50%
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Example 3.3 – Guaranteed Payments – for services
p. 75
D & D
Sporting Goods
Dan Dave
QBI 550,000
(0)
(0)
550,000
(225,000)
(225,000)
0
Guar pay
Guar pay
QBIQBI
50% 50%
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Other Deductions reduce QBI? p. 76
The following other deductions reduce QBI:
• Deductible portion of SE tax
• Self Employment Health Insurance
• Contribution to qualified 404 retirement plans
If the individual’s gross income from the trade
or business is taken into account in calculating
the allowable QBI deduction
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Example 3.4 – Effect of SE Tax on QBID p. 76
Sole proprietorship – net income 140,000
SE tax deduction on front of 1040:
140,000 x .9235 = 129,290
x .153
= 19,781 x .50 = (9,891)
QBI 130,109
x .20
QBID 26,022
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John – single. TI below threshold
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S Corp Shareholders p. 76
S Corp
>2% S/H
Paid S/H health ins
premiumsIncluded
in S/H W-2 QBI flow thru reduced
by the deduction
FAQ 33 states self employed health
insurance will still be deducted from QBI, so
it may actually reduce QBI at both levels!
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Polling question #1
20
The deductible portion of SE tax
reduces the QBI deduction.
True
False
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Polling question #1
21
The deductible portion of SE tax
reduces the QBI deduction.
True
False
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Limitations on QBI p. 76
QBI x 20% = preliminary QBI deduction
limitations:
Everyone:Taxable income limit
Above the Threshold:W-2 wage and capital limit
SSTB limit
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Taxable income limit p. 76
Taxable Income, before QBI deduction
Less: Net Capital Gains
= Adjusted Taxable income x 20% = limitation
Net capital gains includes:
• Unrecaptured 1250 gain
• Collectibles gain
• 1202 gain
• Qualified dividends
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W-2 and Capital Limit p. 76
1. QBI x 20%
2. Taxable Income x 20%
NOW a 3rd limit, if above threshold:
3. W-2 and Capital Limit:
Greater of:
50% of W-2 wages, or
25% of W-2 wages, plus 2.5% of the UBIA
(W-2 wages? UBIA? Last year = pages 17-23)
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2020 Phasein Ranges p. 77
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Single, MFS Joint
163,300
213,300
326,600
426,600
50,000 100,000
No W-2 Limit
Full W-2 Limit
Partial W-2
Limit
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Example 3.5 - below phase in
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p. 77
Facts: Single, Wages paid 15,000, UBIA 10,000
Wages 100,000
S Corp – QBI 75,000 x 20% = 15,000 QBID
Standard ded (12,400)
Taxable income 162,600 x 20% = 32,520 TI limit
What is the lower
limit for single?
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Example 3.5 - below phase in
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p. 77
Facts: Single, Wages paid 15,000, UBIA 10,000
Wages 100,000
S Corp – QBI 75,000 x 20% = 15,000 QBID
Standard ded (12,400)
Taxable income 162,600 x 20% = 32,520 TI limit
What is the lower
limit for single?
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Example 3.6 - above phase in
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p. 77
Facts: Single, Wages paid 15,000, UBIA 10,000
Other Income? 112,400
Wages 100,000
S Corp – QBI 75,000
Standard deduc (12,400)
Taxable income 275,000
What is the upper
limit for single?
15,000 x 50% = 7,500 or 15,000 x 25% = 3,750
+10,000 x 2.5% = 250
4,000
75,000 x 20% = 15,000275,000 x 20% = 55,000
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Example 3.6 - above phase in
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p. 77
Facts: Single, Wages paid 15,000, UBIA 10,000
Other Income? 112,400
Wages 100,000
S Corp – QBI 75,000
Standard deduc (12,400)
Taxable income 275,000
What is the upper
limit for single?
15,000 x 50% = 7,500 or 15,000 x 25% = 3,750
+10,000 x 2.5% = 250
4,000
75,000 x 20% = 15,000275,000 x 20% = 55,000
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Taxable income within the phasein range p. 78
326,600 394,600 426,600Taxable Income
68,000
How far thru the phasein range?
100,000 68%30
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Example 3.7 TI in phasein - TEST p. 78
If TI below If TI above
326,600 TI 394,600 426,600
QBI x 20% wages 50,000
175,000 x 50%
x 20% =
35,000 compare 25,000
If lesser, no limit! If lesser, limit applies
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Example 3.7 TI in phasein - calculationp. 78
If TI below If TI above
326,600 TI 394,600 426,600
QBI x 20% 68% wages 50,000
175,000 x 50%
x 20% =
35,000 at risk 10,000 25,000
lose 68% of the 10,000 = 6,800
35,000 – 6,800 = 28,200
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Example 3.7 TI in phasein - calculationp. 78
If TI below If TI above
326,600 TI 394,600 426,600
QBI x 20% 68% wages 50,000
175,000 x 50%
x 20% =
35,000 at risk 10,000 25,000
lose 68% of the 10,000 = 6,800
35,000 – 6,800 = 28,200
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Pg 79 pg 80
21
20
24
19
181725
32
1
4
3 11
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Specified Service T or B Limitation
The SSTB Limitation may reduce or eliminate the
QBI Deduction for an SSTB Owner with taxable
income above the Threshold.
p. 81
Above - NO QBI, W-2 Wages, UBIA can be used
Below - Limitation has no effect
Within - Limitation partially applies
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Specified Service T or B Limitation (using joint)
3 different calculations, depending on income:
426,600 No QBI deduction
Phase in period:
Partial W-2 and Specified Service
Limitations
326,600 Only limit is Taxable Income
p. 81
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Polling Question #2
36
If you are an SSTB and your taxable
income is 400,000, on a joint return,
you get no QBI deduction.
True
False
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Polling Question #2
37
If you are an SSTB and your taxable
income is 400,000, on a joint return,
you get no QBI deduction.
True
False
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Definition of SSTB –IRC 199A(d)(2) from IRC 1202 p. 81
HealthLaw
Accounting
ActuarialPerforming
Arts
Consulting
Athletics
Financial
BrokeragePrinciple asset-
Reputation
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Definition of SSTB – IRC 199A(d)(2)B added and subtracted:
Investing
Trading
EngineersArchitecture
p. 81
Investment
Management
Dealing in securities, partnership
interests or commodities
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Specified Service T or B Limitation (using joint)p. 81
40
Below 326,600 Above 426,600
EASY!
No limitation
EASY!
No deduction
In phase in range
NOT SO EASY! The
farther you are thru
the phase in range,
the less deduction
you get!
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Taxable income within thephasein range – Applicable % p. 82
326,600 394,600 426,600Taxable Income
68% 32%used for W-2 used for SSTB
limitation limitation
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Example 3.8 TI in phasein SSTB- calc p. 82
If TI below If TI above
326,600 TI 394,600 426,60068% 32%
QBI 175,000 wages 50,000
x 32% x 32%
56,000 16,000
x 20% x 50%
11,200 at risk 3,200 8,000
lose 68% of the 3,200 = 2,176
11,200 – 2,176 = 9,024
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Example 3.8 TI in phasein SSTB- calc p. 85
If TI below If TI above
326,600 TI 394,600 426,60068% 32%
QBI 175,000 wages 50,000
x 32% x 32%
56,000 16,000
x 20% x 50%
11,200 at risk 3,200 8,000
lose 68% of the 3,200 = 2,176
11,200 – 2,176 = 9,02443
5
6
2
10
11
93
10
12
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Example 3.9 threshold - SSTB
44
p. 86
Kendra – Single
Sole income – Accounting practice
Taxable Income - 220,000
Wages – 200,000
UBIA - 55,000
What is the upper threshold?
Calculate the amount of QBID
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De Minimis Rule – Not treated as an SSTB p. 86
Gross Receipts
under 25,000,000
10% SSTB income
Not SSTB
income
Gross Receipts
over 25,000,000
SSTB income5%
Not SSTB
income
45
90% 95%
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Example 3.10 - De Minimis Rule p. 86
Landscaper – sells equipment and design (consulting)
Does not sell the trees, shrubs, flowers it recommends
Invoices separately
One set of books - single trade or business
2,000,000
250,000
Total gross
receipts
consulting
gross receipts
46
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Multiple Trades or Businesses
47
p. 86
Individual
or RPE
Business #1
VET
Business #2
DOG FOOD
Each business separately tested to determine whether
that business is an SSTB.
The de minimis threshold is applied to each business
separately.
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De Minimis Rule – Example 3.11 p. 86
Veterinarian Services & develops and sells organic
dog food at clinics and on line.
Maintains separate set of books, separate employees.
Treats as separate trades or businesses for 162 &199A
3,000,000
1,000,000 Vet - SSTB
48
Gross Receipts
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Services or Property provided to SSTB –Antiabuse rule
SSTB
T or B
products > 50%
or services ownership
Portion provided to SSTB must be treated as a
separate SSTB. Portion not provided to SSTB, eligible
for 199A
p. 87
49
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Example 3.12 – leasing to SSTBp. 87
Patterson Dental – Owns a building in which it
conducts a dental practice
Pays rent
Income from leasing the building to the dental
practice is SSTB income
Dental
Practice Building
50
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Example 3.13 – leasing to SSTB and Non-SSTBp. 87
Patterson Dental – Owns a building in which it
conducts a dental practice and rents to a coffee
shop
Pays rent
Income from leasing the building to the coffee
shop is NOT SSTB income
Coffee
shop
Dentist
Office
Dental
Practice
51
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Allocations of expenses p. 87
Coffee
shop
Dentist
Coffee Shop
shared expenses
Office Building
52
Dentist
Gross Income200,000
Gross Income100,000
2/3 1/3
Direct
Tracing
shared expenses
Office Building
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Example 3.14 – related SSTB p. 87
B & B
Law
B & B
Rentals
B & B
Staffing
Brown and Buckley partnership divides into
3 partnerships:
All property All
Services
Each partnership will be treated as an SSTB
53
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Issue #2 Aggregation of Activities p. 88
High QBI
Low Wages &
UBIA
Low QBI
High Wages/
UBIAAggregate to
maximize W-2
limitation
54
(also look for loss entities with wages)
Entity #1 Entity #2
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55
Use 8995-A to decide when aggregating will helpp. 88
LOOK
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56
8995-A Schedule B
Aggregation of Activitiesp. 88
Combine as 1
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Aggregation Requirements p. 88
• NOT an SSTB
• Business Relationship
• Common Ownership
See flow chart on page 89
57
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Business Relationship p. 89
Business #1 Business #2Need
connection2 of 3 required:
1. Provide products, property or services that are the
same or customarily offered together
2. Share facility or business function: personnel,
accounting, legal, manufacturing, etc..
3. Coordination or interdependence between
businesses
58
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Common Ownership p. 89
Business #1 Business #2
#1 #2 #3
>50% >50%others others
59
> ½ tax year
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Section 469 Groupings vs 199A Aggregation Groupings
60
p. 90
NOT NECESSARILY THE SAME!!
469 199ALimit deduction of
certain passive activities
Activities constitute an
appropriate economic
unit
Facts and Circumstances
Allowance of deduction
TESTS:
Not an SSTB
Business Relationship
Common Ownership
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Example 3.15 Similar products, shared facilitiesp. 90
Restaurant
Entityown staff
equipment
Catering
Entityown staff
equipment
kitchen
purchasing
accounting
advertising
Common Ownership
Owners may elect to aggregate
61
share
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Example 3.16 Dissimilar products, shared functions p. 90
Clothing
ManufacturerPet FoodCommon
Management
Only shared
function
Owners cannot elect to aggregate the
businesses. Need to meet 2 tests
62
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Example 3.17 Residential and Commercial are dissimilar p. 90
Residential
condominium
Commercial
office building
NOT the same type of property, and do NOT
provide similar services!
63
Stonefly Corp
100% 100%Share:
accounting
legal
human
resources
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Example 3.18 Aggregation to increase QBID
64
p. 91
Wanda Howard AggregateNet Income 1,000,000 1,000,000 2,000,000
W-2 wages 600,000 150,000 750,000
UBIA 3,000,000 0 3,000,000
Tentative 200,000 200,000 400,000
problem! lesser
50% W-2 300,000 75,000 375,000
25% W-2 +
2.5% UBIA 225,000 37,500 262,500
greater
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RPE and Aggregation
65
p. 92
T or B T or B
RPE
S/H or
Partner
S/H or
Partner
RPE can aggregate
it’s activities at the
entity level
Binding on
all owners
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consistency and reporting p. 92
2019 All future years
Aggregate consistent
T or B #1
T or B #2T or B #3+
Significant change in fact, no
longer aggregate a T or B
Newly created or newly acquired
T or B can be added, if all test met
66
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Individual Disclosure p. 92
Disclose:
• Description
• Name and EIN
• During tax year:
• formed, ceased, acquired or disposed of
• Any aggregated T or B of an RPE in which the
individual holds an ownership interest
• Other information required in forms,
instructions, public guidance
67
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INDIVIDUAL DISCLOSURE p. 92
Schedule B, Form 8995-A:
• Space for 2 aggregations
1. Description, facts met that allow
aggregation, If RPE aggregation,
attach copy of RPE’s
aggregation
2. Any changes from prior year
3. Name, EIN, QBI, Wages, and UBIA
4. Totals carry over to page 1, part II
68
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69
p. 92
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Failure to Disclose – individual p. 92
T or B #1 T or B #2
Aggregated
T or B
No disclosure
IRS
disaggregate
Cannot aggregate for 3 years
70
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71
Issue #3 QBI Loss – below the threshold p. 93
If taxable income is below the
threshold, you can use the
simplified calculation on Form
8995 and net QBI losses
against QBI income.
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QBI Loss – below the threshold
72
p. 93
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Qualified Business Loss – above the threshold
Problem: No W-2 wages or UBIA taken into account from T or B #3! Lost!
T or B #1QBI income
200,000(40,000)
160,000Used for W-2
limit calc
T or B #2QBI income
100,000(20,000)
80,000Used for W-2
limit calc
T or B #3QBI loss
(60,000)allocate
Based on QBI
p. 93
2/3 1/3
73
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farm
QBI income
150,000
(10,000)
140,000
x 20%
28,000
Wages 40,000
x 50%
20,000
restaurant
QBI income
150,000
(10,000)
140,000
x 20%
28,000
Wages 30,000
x 50%
15,000
furniture
QBI loss
(20,000)
allocate
Based on QBI
Wages 20,000
lost!
p. 93Example 3.19 - Loss from qualified business
Lesser 35,000 or TI 417,800 x 20% = 83,560 +
74
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farm
QBI income
150,000
Wages 40,000
restaurant
QBI income
150,000
Wages 30,000
furniture
QBI loss
(20,000)
Wages 20,000
(keep)
p. 94PLANNING POINTER - AGGREGATION
Lesser 45,000 or TI 417,800 x 20% = 83,560 +
75
aggregate
QBI income
280,000
x 20%
56,000
Wages 90,000
x 50%
45,000
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farm
QBI income
150,000
restaurant
QBI income
150,000
furniture
QBI loss
(400,000)
p. 94Example 3.20 – QBI loss carryover
The (100,000) is carried forward and treated as a
separate trade of business for purposes of computing
199A deduction in subsequent year.
76
Net QBI loss (100,000)
NOTE: for income tax purposes, the (100,000) loss
may offset Sandra’s salary income.
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Qualified Business Loss carryover p. 94
2020 2021
Business A QBI 20,000 Business A QBI 20,000
Business B QBI loss (50,000) Business B QBI 50,000
______ loss carryover (30,000)
carryover to 2021 (30,000)
net 40,000
No 199A Deduction
x 20%
QBID 8,000
77
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Polling question #3
78
If you aggregate a business with a
loss, you get to use the W-2 wages
for the Wage Limitation.
True
False
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Polling question #3
79
If you aggregate a business with a
loss, you get to use the W-2 wages
for the Wage Limitation.
True
False
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Previously disallowed losses
80
p. 94
2017 2018 2019
N/A Loss disallowed, Loss allowed (FIFO):
suspended, or if a loss from 2018
reduced: or later reduces
At risk taxable income then
Basis is a qualified item of
Passive deduction or loss
does not affect does reduce QBI
QBI in 2018 in 2019 or later
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Chapter 14 – new legislation
81
p. 474
Please turn to
page 474
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Suspended losses – new legislation
82
p. 474
Suspended losses are carried over as a separate trade or business in the year they are taken into account in
computing taxable income
Decision of whether the loss is part of QBI in the year allowable is determined in year loss incurred
List of losses not inclusive
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Suspended losses – new legislation
83
p. 474
If suspended loss is from an SSTB, the portion of the loss taken into account in the QBI calculation is based on the
taxable income in the year the loss incurred.
3 possibilities:
1. below – entire disallowed loss taken into account2. within – only applicable % taken into account
3. above – none of loss taken into account
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Example 14.1 – partial loss disallowance
84
p. 474
2018
LLC
Not SSTB
Andrew
50%
Share of loss – (100,000)QBI portion - (80,000)
But, 465 – only 60,000 of loss allowable
80% x 60,000 = 48,000 included in 2018 QBI calculation80,000 – 48,000 = 32,000 carried over
80%
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Example 14.2 – suspended SSTB loss
85
p. 474
LLC
SSTB50%
Bettina
(Single)
Taxable income 177,500
(before QBI)
Share of loss – (100,000)QBI portion - (100,000)
But, 465 – 100,000 of loss disallowed
2018
Applicable % = 60%
Carryover QBI loss60,000
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86
Previously disallowed losses p. 94
Special Rules
• 469 groupings may differ from 199A
aggregations – allocate
• Previously disallowed loss may relate to a trade or
business no longer in existence – loss from a
separate trade or business
• Loss attributable to a trade or business
determined in year loss incurred
• SSTB determinations made in year loss incurred
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87
Loss tracking worksheet p. 94
Instructions for 8995
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Example 3.21 Suspended losses
88
p. 94
Rental
Property162 trade or
business
2019 2020
Passive loss
suspended
(20,000)
Can use the loss
against taxable income.
Treated as a QBI loss
carryover from a
separate trade or business
.
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Net Operating Losses
89
p. 95
Generally, an NOL is not included in
calculating QBI.
However, an excess business loss under
461(l) is treated as an NOL carryover to the
following tax year and is taken into account
for purposes of computing QBI in the
subsequent tax year that it is deducted.
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NOLs from 2017 and earlier
90
p. 95
Pre-2018 NOL carryover does not directly affect QBI.
But the reduction in taxable income may have other
impacts on the calculation:
However, the lower TI
will reduce the
taxable income
limitation and may
reduce the deduction
For Taxpayers in
phase-in
range, the
lower TI may
increase the
deduction
QBID
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ISSUE #4 PARTNERSHIPS AND S CORPS
91
p. 95
4 steps:
1. One or more trades or businesses?
2. QBI for each trade or business?
3. W-2 wages and UBIA for each trade or business
4. REIT dividends & PTP income
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ALLOCATING QBI ITEMS - PARTNERSHIPS
92
p. 95
• Each partner’s share is determined by the
partnership agreement
• 704 gives some discretion
• Special allocations must have substantial
economic effect
• If partnership agreement silent, use partner’s
interest in the partnership.
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ALLOCATING QBI ITEMS - PARTNERSHIPS p. 96
Partnership
Wages
Partner
Partner
Partner
allocate in accordance
with allocation of wage
expense
Unless special allocation,
wages allocated in same
ratio as ordinary income
93
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ALLOCATING QBI ITEMS - PARTNERSHIPS p. 96
Partnership
UBIA
Partner
Partner
Partner
allocate in proportion to
allocation of book
depreciation
Only to those who hold an
interest on last day of tax
year
94
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ALLOCATION OF QBI ITEMS – S CORPORATIONSp. 96
• More rigid than partnerships
• Pro-rata share of each qualified item of:
• Income, loss, deduction, credit
• One class of stock
• Allocate based on number of shares owned,
on a daily basis
95
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96
EXAMPLE 3.22 QBI AND WAGES TO S CORP S/H’S p. 96
Riders
IncJuan
40%Jennifer
60%100,000
salary
40,000
salary
QBI – 140,000 (350,000 x 40%)
Wages – 56,000
(140,000 x 40%)
QBI – 350,000
Wages - 140,000
QBI – 210,000(350,000 x 60%)
Wages – 84,000(140,000 x 60%)
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97
REPORTING p. 96
1065 K-1
Z STMT A
QBI
W-2 wages
UBIA
Whether SSTB
Also, statements
for pass thru info
from RPEs and
aggregations
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98
REPORTING p. 96
1120S K-1
Z STMT A
QBI
W-2 wages
UBIA
Whether SSTB
V STMT A
Also, statements
for pass thru info
from RPEs and
aggregations
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99
FAILURE TO REPORT QBI ITEMS ON K-1p. 96
If W-2 wages and UBIA are not
determined and reported separately
for each trade or business, they are
presumed to be zero.
Warning!
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100
ISSUE #5 QBI DEDUCTION FOR REAL ESTATE RENTALS p. 97
Is a rental activity a trade or business under 162?
Factors:
1. Type of property – commercial vs residential
2. Number of properties
3. Owners day to day involvement
4. Other services provided
5. Type of lease:
Net lease vs traditional lease
short term vs long term
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101
SELF RENTALSp. 97
“solely for purposes of section 199A, the rental or
licensing of tangible or intangible property to a
related trade or business is treated as a trade or
business..”
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SELF RENTALS
Rental
Property
Trade or
Business
(Not C corp)
Rents to
Commonly Controlled
Solely for 199A, treated as a trade
or business gain / loss QBI.
p. 97
tenant can be an
individual or RPE
102
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COMMON CONTROL – FOR SELF RENTALS
103
p. 97
S corporation Partnership
IRC 267(b)
>50% of issued
and outstanding
stock
Same person or group of persons directly or by
attribution own 50% or more of each trade or
business
IRC 707(b)
>50% capital or
profits in the
partnership
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SELF RENTALS p. 97
Can aggregate
regardless of whether they
could otherwise aggregate.
Trade or
Business
Rental
Property
Whether the
rental property
has a profit or
loss could
impact the
overall QBI
calculation.
104
+
-
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105
SAFE HARBOR p. 97
Rev Proc 2019-38
Safe harbor under which a “rental real estate
enterprise” may be treated as a trade or
business solely for purposes of 199A
A real estate rental enterprise may consist of
an interest in multiple properties
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106
SAFE HARBOR p. 97 & 98
Real Estate Enterprise
1 2 3or or Etc..
Similar (commercial / residential not similar)
Special rules for mixed use property
Separate books and records
Same from year to year
No vacation homes or triple net leases
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107
TRIPLE NET LEASES - CONFUSING p. 98
Requires tenant or lessee to pay taxes, fees,
insurance, maintenance, utilities, etc..
Does not generally If otherwise treated as a
give rise to a T or B as a T or B?
Excluded from the Triple net lease that is a
Safe Harbor self rental?
NO QBI May qualify for QBI
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108
SAFE HARBOR TEST p. 98
In existence less
than 4 years:
250 hours of
service performed
each year
In existence for at
least 4 years:
250 hours of
service performed
per year for 3 out
of 5 years
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SAFE HARBOR TEST – SERVICES INCLUDE: p. 98
• Advertising• Executing leases• Verifying information• Collecting rent• Daily operations• Management • Supervision • Arranging financing• Reviewing financials• Planning
109
Performed by owner,
employees and
independent
contractors
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110
SAFE HARBOR TEST p. 98
Failure to meet the safe harbor, does
not necessarily preclude rental real
estate activities from being a section
162 trade or business based on facts
and circumstances
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RENTALS - TESTS
111
Self
RentalsTriple
Net
Leases
QBI not QBI
162 trade
or
business
250
hours
? ?
automatic general safe harbor generally no
test test but maybe
p. 98
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112
RECORDKEEPING p. 99
• Separate books and records for each enterprise
• Contemporaneous records: time reports, logs:
• Hours of service
• Description of services
• Dates
• Who performed services
NOTE: Contemporaneous record requirement will
not apply to tax years beginning before 1/1/20
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113
RECORDKEEPING p. 99
• What if services performed by an employee or
independent contractor?
Taxpayer can provide:
• A description of services performed
• Amount of time generally spent on services
• Time, wage or payment for such services
NOTE: Taxpayer must make records available for
inspection at the request of IRS.
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114
REPORTING p. 99
If using the Safe Harbor, the taxpayer or RPE must
include a statement:
• Must include:
• Description of properties in enterprise
• Address
• Rental category
• Properties acquired or disposed of during year
• A representation that requirements of the
revenue procedures have been met
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115
POLLING QUESTION #4
For the rental real estate safe
harbor, the 250 hours must be
performed by the owner.
True
False
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116
POLLING QUESTION #4
For the rental real estate safe
harbor, the 250 hours must be
performed by the owner.
True
False
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117
SE TAX p. 99
Rental Real Estate
Schedule E Schedule C
Normal rental, If substantial services
even if trade or performed (boarding
business for 199A house, hotel, motel, B and B)
NOT subject to SE tax Subject to SE tax
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118
UPDATE since book printed:
Draft instructions for the 2020 Form 8995 and
8995-A no longer require pass-throughs to
reduce their QBI by Charitable Contributions.
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QUESTIONS?
119