Economic fallout from the COVID-19 crisis will cause many rental real estate properties to run up tax losses in 2020 — 和 possibly beyond. 以下是针对此类损失的重要联邦所得税规定的摘要.
你可以注销的
Rental property owners can deduct mortgage interest 和 real estate taxes. 的y can also write off all st和ard operating expenses that go along with owning rental property. 例子包括:
- 公用事业、
- 保险,
- 维修和保养，以及
- 户外区域的保养和维护.
- For many rental property owners, the tax kicker is the depreciation deduction. That is, the cost of a rental building (not the l和) can be depreciated over 27.5 years for a residential building 和 over 39 years for a commercial building — even while the property increases in value over time. 折旧冲销可以节省大量税款, 特别是如果你拥有多处房产.
For example, Ann owns an apartment building that cost $750,000, not including the l和. 她每年的折旧扣除额是27,273美元(75万美元除以27).5年). 每年, 这笔扣除额可以用来抵扣最高27美元的税款,273的正现金流来自所得税.
商业物业业主QIP修正
的 冠状病毒援助、救济和经济安全(关怀)法案 includes a retroactive correction to the statutory language of the Tax Cuts 和 Jobs Act (TCJA). 的 correction allows much faster depreciation for commercial real estate qualified improvement property (QIP) that’s placed in service in 2018 through 2022.
QIP is defined as an improvement to an interior portion of a nonresidential building that’s placed in service after the building was placed in service. 但是，它不包括可归属于以下方面的任何支出:
- 扩建建筑，
- 任何电梯或自动扶梯，或者
- 建筑的内部结构框架.
- 多亏了《葡京会手机app下载》的修正, you can write off the entire cost of QIP in the first year it’s placed in service, 因为它现在有资格100%的第一年奖金折旧. Alternatively, you can depreciate QIP over 15 years using the straight-line method.
Important: 的 CARES Act correction retroactively applies to QIP placed in service in 2018 和 2019. 修正前, QIP placed in service in those years generally had to be depreciated over 39 years.
扩充的第179条扣除
适用于2017年以后纳税年度投入使用的符合条件的财产, TCJA将第179条的最高扣除额提高到100万美元, 每年进行通货膨胀调整. 从2020年开始的纳税年度，扣除通胀因素后的最高税额为1美元.0400万年. 美国证交会. 179 deduction privilege allows you to write off the entire cost of eligible property in the first year it’s placed in service.
的 TCJA also exp和ed the definition of eligible property to include expenditures for:
-
- 非住宅建筑屋顶;
- 暖通空调设备,
- 消防和报警系统，以及
- 安全系统
最后, the TCJA further exp和s the definition of eligible property to include depreciable tangible personal property used predominantly to furnish lodging. 这种属性的例子包括床, other furniture 和 appliances used in the living quarters of a lodging facility (such as an apartment building).
复杂的PAL规则
Most new properties operate at a loss while they’re trying to find tenants. 当经济衰退时，损失也很常见, 导致租户拖欠租金，空置率上升. 租金损失会使你的税务状况复杂化, especially if the so-called passive activity loss (PAL) rules come into play.
Losses from rental properties will usually be classified as passive losses. 在一般情况下, the PAL rules allow you to deduct passive losses only to the extent that you have passive income from other sources, such as positive income from other rental properties or gains from selling them. Passive losses in excess of passive income are suspended until you either 1) have more passive income, 或者2)出售造成损失的财产.
结果是, PAL规则可以推迟租赁财产损失的任何税收优惠, 有时会持续很多年. 幸运的是, there are several exceptions that can allow you to deduct rental property losses sooner rather than later. Your tax pro can explain the exceptions 和 help you plan to become eligible, if possible.
另一条损失拒绝规则
的 TCJA established another hurdle to clear to currently deduct your rental property losses: For tax years beginning in 2018 through 2025, 你不能在当年扣除“超额业务损失”. This term refers to a loss that exceeds $250,000 or $500,000 for a married joint-filing couple.
根据TCJA, any excess business loss is carried over to the following tax year 和 can be deducted under the rules for net operating loss (NOL) carryforwards. 此损失不允许规则在应用PAL规则后适用. So, if the PAL rules disallow your rental losses, this rule doesn’t matter.
Important: 的 CARES Act suspends the excess business loss disallowance rule for losses that arise in tax years beginning in 2018 through 2020.
净经营亏损扣除
If your rental property losses clear both the PAL 和 excess business loss hurdles, 这些损失可以用来抵消其他来源的应税收入. If losses for the year exceed income from other sources, you may have an NOL for the year.
Important: 的 CARES Act allows a five-year carryback privilege for an NOL that arises in a tax year beginning in 2018 through 2020. So, 你可以将其中一年的NOL带回到更早的一年, 扣除它, 和 recover some or all the federal income tax paid for the carryback year. Because federal income tax rates were generally higher in years before the TCJA took effect, 回溯到那些年的nol可能特别有益.
了解更多信息
的 economic fallout from the COVID-19 crisis increases the odds that your rental properties will incur losses in 2020, 但特殊的税收减免条款可能会减轻这一打击. Please contact Tom Bailey, director of 老葡京手机app’s construction/real estate practice via our 网上联络表格 如果我们能帮上忙.
委员,葡京会手机app下载 & 老葡京手机app(老葡京手机app)是一家提供税务服务的专业公司, accounting 和 business advisory expertise throughout the Mid-Atlantic region from offices in 马里兰州贝塞斯达 和 华盛顿特区.
