Publication 527 |
2000 Tax Year |
Limits on Rental Losses
Rental real estate activities are generally considered passive
activities, and the amount of loss you can deduct is limited.
Generally, you cannot deduct losses from rental real estate activities
unless you have income from other passive activities. See Passive
Activity Limits, later.
Losses from passive activities are first subject to the at-risk
rules. At-risk rules limit the amount of deductible losses from
holding most real property placed in service after 1986.
Exception.
If your rental losses are less than $25,000 ($12,500 if married
filing separately), the passive activity limits probably do not apply
to you. See Losses From Rental Real Estate Activities,
later.
Property used as a home.
If you used the rental property as a home during the year, the
passive activity rules do not apply to that home. Instead, you must
follow the rules explained under Personal Use of Vacation Home or
Dwelling Unit, earlier.
At-Risk Rules
The at-risk rules place a limit on the amount you can deduct as
losses from activities often described as tax shelters. Losses from
holding real property (other than mineral property) placed in service
before 1987 are not subject to the at-risk rules.
Generally, any loss from an activity subject to the at-risk rules
is allowed only to the extent of the total amount you have at risk in
the activity at the end of the tax year. You are considered at risk in
an activity to the extent of cash and the adjusted basis of other
property you contributed to the activity and certain amounts borrowed
for use in the activity. See Publication 925
for more information.
Passive Activity Limits
In general, all rental activities (except those meeting the
exception for real estate professionals, below) are passive
activities. For this purpose, a rental activity is an activity from
which you receive income mainly for the use of tangible property,
rather than for services.
Limits on passive activity deductions and credits.
Deductions for losses from passive activities are limited. You
generally cannot offset income, other than passive income, with losses
from passive activities. Nor can you offset taxes on income, other
than passive income, with credits resulting from passive activities.
Any excess loss or credit is carried forward to the next tax year.
For a detailed discussion of these rules, see Publication 925.
You may have to complete Form
8582 to figure the amount of any passive activity loss for the
current tax year for all activities and the amount of the passive
activity loss allowed on your tax return. See Form 8582 not
required under Losses From Rental Real Estate Activities,
later, to determine whether you have to complete Form 8582.
Exception for Real Estate Professionals
Rental activities in which you materially participated
during the year are not passive activities if for that year you
were a real estate professional. Losses from these activities are not
limited by the passive activity rules.
For this purpose, each interest you have in a rental real estate
activity is a separate activity, unless you choose to treat all
interests in rental real estate activities as one activity.
If you were a real estate professional for 2000, complete line 42
of Schedule E (Form 1040).
Real estate professional.
You were a real estate professional if, during the year, the time
you spent performing services in real property trades or businesses in
which you materially participated was:
- More than half of the time you spent performing personal
services in all trades or businesses, and
- More than 750 hours.
A real property trade or business is one that develops, redevelops,
constructs, reconstructs, acquires, converts, rents, operates,
manages, leases, or sells real property.
Services you performed as an employee are not treated as performed
in a real property trade or business, unless you own more than 5% of
the stock (or more than 5% of the capital or profits interest) in the
employer.
If you file a joint return, one spouse must separately meet both of
the above conditions, without taking into account services performed
by the other spouse.
Material participation.
Generally, you materially participated in an activity for the tax
year if you were involved in its operations on a regular, continuous,
and substantial basis during the year. For more information, see
section 1.469-5T of the regulations.
Participating spouse.
If you are married, determine whether you materially participated
in an activity by also counting any participation in the activity by
your spouse during the year. Do this even if your spouse owns no
interest in the activity or files a separate return for the year.
Choice to treat all interests as one activity.
If you were a real estate professional and had more than one rental
real estate interest during the year, you can choose to treat all the
interests as one activity. You can make this choice for any year that
you qualify as a real estate professional. If you forgo making the
choice for one year, you can still make it for a later year.
If you make the choice, it is binding for the tax year you make it
and for any later year that you are a real estate professional. This
is true even if you are not a real estate professional in any
intervening year. (For that year, the exception for real estate
professionals will not apply in determining whether your activity is
subject to the passive activity rules.)
See the instructions for line 23 of Schedule E (Form 1040) for
information about making this choice.
Losses From Rental
Real Estate Activities
If you actively participated in a passive rental real
estate activity, you may be able to deduct up to $25,000 of loss from
the activity from nonpassive income. This special allowance cannot be
more than $12,500 if you were married, file a separate return, and
lived apart from your spouse at all times during the year. It is not
available if you were married, file a separate return, and did not
live apart from your spouse at all times during the year.
The maximum amount of the special allowance is reduced if your
modified adjusted gross income is more than $100,000 ($50,000 if
married filing separately).
Example.
Jane is single and has $40,000 in wages, $2,000 of passive income
from a limited partnership, and $3,500 of passive loss from a rental
real estate activity in which she actively participated. $2,000 of
Jane's $3,500 loss offsets her passive income. The remaining $1,500
loss can be deducted from her $40,000 wages.
Active participation.
You actively participated in a rental real estate activity if you
(and your spouse) owned at least 10% of the rental property and you
made management decisions in a significant and bona fide sense.
Management decisions include approving new tenants, deciding on rental
terms, approving expenditures, and similar decisions.
Example.
Mike is single and had the following income and losses during the
tax year:
Salary |
$42,300 |
Dividends |
300 |
Interest |
1,400 |
Rental loss |
(4,000) |
The rental loss resulted from the rental of a house Mike owned.
Mike had advertised and rented the house to the current tenant
himself. He also collected the rents, which usually came by mail. All
repairs were either done or contracted out by Mike.
Even though the rental loss is a loss from a passive activity,
because Mike actively participated in the rental property management,
he can use the entire $4,000 loss to offset his other income.
Maximum special allowance.
If your modified adjusted gross income is $100,000 or less ($50,000
or less if married filing separately), you can deduct your loss up to
$25,000 ($12,500 if married filing separately). If your modified
adjusted gross income is more than $100,000 (more than $50,000 if
married filing separately), this special allowance is limited to 50%
of the difference between $150,000 ($75,000 if married filing
separately) and your modified adjusted gross income.
Generally, there is no relief from the passive activity loss limits
if your modified adjusted gross income is $150,000 or more ($75,000 or
more if married filing separately).
Modified adjusted gross income.
This is your adjusted gross income from line 33, Form 1040, figured
without taking into account:
- Any passive income or loss or any loss allowable by reason
of the exception for real estate professionals discussed
earlier,
- Taxable social security or equivalent tier 1 railroad
retirement benefits,
- Deductible contributions to an IRA or certain other
qualified retirement plans,
- The deduction for one-half of self-employment tax,
- The exclusion allowed for employer-provided adoption
benefits, and
- The exclusion allowed for qualified U.S. savings bond
interest used to pay higher educational expenses.
Form 8582 not required.
Do not complete Form 8582 if you meet all of the following
conditions.
- Your only passive activities were rental real estate
activities in which you actively participated.
- Your overall net loss from these activities is $25,000 or
less ($12,500 or less if married filing separately).
- You do not have any prior year unallowed losses from any
passive activities.
- If married filing separately, you lived apart from your
spouse all year.
- You have no current or prior year unallowed credits from
passive activities.
- Your modified adjusted gross income is $100,000 or less
($50,000 or less if married filing separately).
- You do not hold any interest in a rental real estate
activity as a limited partner or as a beneficiary of an estate or a
trust.
If you meet all of the conditions listed above, your rental real
estate activities are not limited by the passive activity rules and
you do not have to complete Form 8582. Enter each rental real estate
loss from line 22 of Schedule E (Form 1040) on line 23 of Schedule E.
If you do not meet all of the conditions listed above, see the
instructions for Form 8582 to find out if you must complete and attach
that form to your tax return.
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