Publication 535 |
2001 Tax Year |
Cost of Getting a Lease
You may either enter into a new lease with the lessor of the
property or get an existing lease from another lessee. Very often when
you get an existing lease from another lessee, you must pay the
previous lessee money to get the lease, besides having to pay the rent
on the lease.
If you get an existing lease on property or equipment for your
business, you generally must amortize any amount you pay to get that
lease over the remaining term of the lease. For example, if you pay
$10,000 to get a lease and there are 10 years remaining on the lease
with no option to renew, you can deduct $1,000 each year.
The cost of getting an existing lease of tangible property is not
subject to the amortization rules for section 197 intangibles
discussed in chapter 9.
Option to renew.
The term of the lease for amortization includes all renewal options
plus any other period for which you and the lessor reasonably expect
the lease to be renewed. However, this applies only if less than 75%
of the cost of getting the lease is for the term remaining on the
purchase date (not including any period for which you may choose to
renew, extend, or continue the lease). Allocate the lease cost to the
original term and any option term based on the facts and
circumstances. In some cases, it may be appropriate to make the
allocation using a present value computation. For more information,
see section 1.178-1(b)(5) of the regulations.
Example 1.
You paid $10,000 to get a lease with 20 years remaining on it and
two options to renew for 5 years each. Of this cost, you paid $7,000
for the original lease and $3,000 for the renewal options. Because
$7,000 is less than 75% of the total $10,000 cost of the lease (or
$7,500), you must amortize the $10,000 over 30 years. That is the
remaining life of your present lease plus the periods for renewal.
Example 2.
The facts are the same as in Example 1, except that you
paid $8,000 for the original lease and $2,000 for the renewal options.
You can amortize the entire $10,000 over the 20-year remaining life of
the original lease. The $8,000 cost of getting the original lease was
not less than 75% of the total cost of the lease (or $7,500).
Cost of a modification agreement.
You may have to pay an additional "rent" amount over part of
the lease period to change certain provisions in your lease. You must
capitalize these payments and amortize them over the remaining period
of the lease. You cannot deduct the payments as additional rent, even
if they are described as rent in the agreement.
Example.
You are a calendar year taxpayer and sign a 20-year lease to rent
part of a building starting on January 1. However, before you occupy
it, you decide that you really need less space. The lessor agrees to
reduce your rent from $7,000 to $6,000 per year and to release the
excess space from the original lease. In exchange, you agree to pay an
additional rent amount of $3,000, payable in 60 monthly installments
of $50 each.
You must capitalize the $3,000 and amortize it over the 20-year
term of the lease. Your amortization deduction each year will be $150
($3,000 × 20). You cannot deduct the $600 (12 × $50) that
you will pay during each of the first 5 years as rent.
Commissions, bonuses, and fees.
Commissions, bonuses, fees, and other amounts you pay to get a
lease on property you use in your business are capital costs. You must
amortize these costs over the term of the lease.
Loss on merchandise and fixtures.
If you sell at a loss merchandise and fixtures that you bought
solely to get a lease, the loss is a cost of getting the lease. You
must capitalize the loss and amortize it over the remaining term of
the lease.
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