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Income Tax Preparation Fees

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Income Tax Preparation Fees

Income tax preparation fees 3. Income tax preparation fees   Abandonments Table of Contents You abandon property when you voluntarily and permanently give up possession and use of the property with the intention of ending your ownership but without passing it on to anyone else. Income tax preparation fees Whether an abandonment has occurred is determined in light of all the facts and circumstances. Income tax preparation fees You must both show an intention to abandon the property and affirmatively act to abandon the property. Income tax preparation fees A voluntary conveyance of the property in lieu of foreclosure is not an abandonment and is treated as the exchange of property to satisfy a debt. Income tax preparation fees For more information, see Sales and Exchanges in Publication 544. Income tax preparation fees The tax consequences of abandonment of property that secures a debt depend on whether you were personally liable for the debt (recourse debt) or were not personally liable for the debt (nonrecourse debt). Income tax preparation fees See Publication 544 if you abandoned property that did not secure debt. Income tax preparation fees This publication only discusses the tax consequences of abandoning property that secured a debt. Income tax preparation fees Abandonment of property securing recourse debt. Income tax preparation fees    In most cases, if you abandon property that secures debt for which you are personally liable (recourse debt), you do not have gain or loss until the later foreclosure is completed. Income tax preparation fees For details on figuring gain or loss on the foreclosure, see chapter 2. Income tax preparation fees Example 1—abandonment of personal-use property securing recourse debt. Income tax preparation fees In 2009, Anne purchased a home for $200,000. Income tax preparation fees She borrowed the entire purchase price, for which she was personally liable, and gave the bank a mortgage on the home. Income tax preparation fees In 2013, Anne lost her job and was unable to continue making her mortgage loan payments. Income tax preparation fees Because her mortgage loan balance was $185,000 and the FMV of her home was only $150,000, Anne decided to abandon her home by permanently moving out on August 1, 2013. Income tax preparation fees Because Anne was personally liable for the debt and the bank did not complete a foreclosure of the property in 2013, Anne has neither gain nor loss in tax year 2013 from abandoning the home. Income tax preparation fees If the bank sells the house at a foreclosure sale in 2014, Anne will have to figure her gain or nondeductible loss for tax year 2014 as discussed earlier in chapter 2. Income tax preparation fees Example 2—abandonment of business or investment property securing recourse debt. Income tax preparation fees In 2009, Sue purchased business property for $200,000. Income tax preparation fees She borrowed the entire purchase price, for which she was personally liable, and gave the lender a security interest in the property. Income tax preparation fees In 2013, Sue was unable to continue making her loan payments. Income tax preparation fees Because her loan balance was $185,000 and the FMV of the property was only $150,000, Sue abandoned the property on August 1, 2013. Income tax preparation fees Because Sue was personally liable for the debt and the lender did not complete a foreclosure of the property in 2013, Sue has neither gain nor loss in tax year 2013 from abandoning the property. Income tax preparation fees If the lender sells the property at a foreclosure sale in 2014, Sue will have to figure her gain or deductible loss for tax year 2014 as discussed earlier in chapter 2. Income tax preparation fees Abandonment of property securing nonrecourse debt. Income tax preparation fees    If you abandon property that secures debt for which you are not personally liable (nonrecourse debt), the abandonment is treated as a sale or exchange. Income tax preparation fees   The amount you realize on the abandonment of property that secured nonrecourse debt is the amount of the nonrecourse debt. Income tax preparation fees If the amount you realize is more than your adjusted basis, then you have a gain. Income tax preparation fees If your adjusted basis is more than the amount you realize, then you have a loss. Income tax preparation fees For more information on how to figure gain and loss, see Gain or Loss from Sales or Exchanges in Publication 544. Income tax preparation fees   Loss from abandonment of business or investment property is deductible as a loss. Income tax preparation fees The character of the loss depends on the character of the property. Income tax preparation fees The amount of deductible capital loss may be limited. Income tax preparation fees For more information, see Treatment of Capital Losses in Publication 544. Income tax preparation fees You cannot deduct any loss from abandonment of your home or other property held for personal use. Income tax preparation fees Example 1—abandonment of personal-use property securing nonrecourse debt. Income tax preparation fees In 2009, Timothy purchased a home for $200,000. Income tax preparation fees He borrowed the entire purchase price, for which he was not personally liable, and gave the bank a mortgage on the home. Income tax preparation fees In 2013, Timothy lost his job and was unable to continue making his mortgage loan payments. Income tax preparation fees Because his mortgage loan balance was $185,000 and the FMV of his home was only $150,000, Timothy decided to abandon his home by permanently moving out on August 1, 2013. Income tax preparation fees Because Timothy was not personally liable for the debt, the abandonment is treated as a sale or exchange of the home in tax year 2013. Income tax preparation fees Timothy's amount realized is $185,000 and his adjusted basis in the home is $200,000. Income tax preparation fees Timothy has a $15,000 nondeductible loss in tax year 2013. Income tax preparation fees (Had Timothy’s adjusted basis been less than the amount realized, Timothy would have had a gain that he would have to include in gross income. Income tax preparation fees ) The bank sells the house at a foreclosure sale in 2014. Income tax preparation fees Timothy has neither gain nor loss from the foreclosure sale. Income tax preparation fees Because he was not personally liable for the debt, he also has no cancellation of debt income. Income tax preparation fees Example 2—abandonment of business or investment property securing nonrecourse debt. Income tax preparation fees In 2009, Robert purchased business property for $200,000. Income tax preparation fees He borrowed the entire purchase price, for which he was not personally liable, and gave the lender a security interest in the property. Income tax preparation fees In 2013, Robert was unable to continue making his loan payments. Income tax preparation fees Because his loan balance was $185,000 and the FMV of the property was only $150,000, Robert decided to abandon the property on August 1, 2013. Income tax preparation fees Because Robert was not personally liable for the debt, the abandonment is treated as a sale or exchange of the property in tax year 2013. Income tax preparation fees Robert's amount realized is $185,000 and his adjusted basis in the property is $180,000 (as a result of $20,000 of depreciation deductions on the property). Income tax preparation fees Robert has a $5,000 gain in tax year 2013. Income tax preparation fees (Had Robert’s adjusted basis been greater than the amount realized, he would have had a deductible loss. Income tax preparation fees ) The lender sells the property at a foreclosure sale in 2014. Income tax preparation fees Robert has neither gain nor loss from the foreclosure sale. Income tax preparation fees Because he was not personally liable for the debt, he also has no cancellation of debt income. Income tax preparation fees Canceled debt. Income tax preparation fees    If the abandoned property secures a debt for which you are personally liable and the debt is canceled, you will realize ordinary income equal to the canceled debt. Income tax preparation fees This income is separate from any amount realized from abandonment of the property. Income tax preparation fees You must report this income on your return unless one of the exceptions or exclusions described in chapter 1 applies. Income tax preparation fees See chapter 1 for more details. Income tax preparation fees Forms 1099-A and 1099-C. Income tax preparation fees    In most cases, if you abandon real property (such as a home), intangible property, or tangible personal property held (wholly or partly) for use in a trade or business or for investment, that secures a loan and the lender knows the property has been abandoned, the lender should send you Form 1099-A showing information you need to figure your gain or loss from the abandonment. Income tax preparation fees Also, if your debt is canceled and the lender must file Form 1099-C, the lender can include the information about the abandonment on that form instead of on Form 1099-A. Income tax preparation fees The lender must file Form 1099-C and send you a copy if the amount of debt canceled is $600 or more and the lender is a financial institution, credit union, federal government agency, or any organization that has a significant trade or business of lending money. Income tax preparation fees For abandonments of property and debt cancellations occurring in 2013, these forms should be sent to you by January 31, 2014. Income tax preparation fees Prev  Up  Next   Home   More Online Publications
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The Income Tax Preparation Fees

Income tax preparation fees 1. Income tax preparation fees   Gain or Loss Table of Contents Topics - This chapter discusses: Useful Items - You may want to see: Sales and ExchangesGain or Loss From Sales and Exchanges Abandonments Foreclosures and RepossessionsAmount realized on a nonrecourse debt. Income tax preparation fees Amount realized on a recourse debt. Income tax preparation fees Involuntary ConversionsCondemnations Nontaxable ExchangesLike-Kind Exchanges Other Nontaxable Exchanges Transfers to Spouse Rollover of Gain From Publicly Traded Securities Gains on Sales of Qualified Small Business Stock Exclusion of Gain From Sale of DC Zone Assets Topics - This chapter discusses: Sales and exchanges Abandonments Foreclosures and repossessions Involuntary conversions Nontaxable exchanges Transfers to spouse Rollovers and exclusions for certain capital gains Useful Items - You may want to see: Publication 523 Selling Your Home 537 Installment Sales 547 Casualties, Disasters, and Thefts 550 Investment Income and Expenses 551 Basis of Assets 908 Bankruptcy Tax Guide 4681 Canceled Debts, Foreclosures, Repossessions, and Abandonments Form (and Instructions) Schedule D (Form 1040) Capital Gains and Losses 1040 U. Income tax preparation fees S. Income tax preparation fees Individual Income Tax Return 1040X Amended U. Income tax preparation fees S. Income tax preparation fees Individual Income Tax Return 1099-A Acquisition or Abandonment of Secured Property 1099-C Cancellation of Debt 4797 Sales of Business Property 8824 Like-Kind Exchanges 8949 Sales and Other Dispositions of Capital Assets Although the discussions in this chapter may at times refer mainly to individuals, many of the rules discussed also apply to taxpayers other than individuals. Income tax preparation fees However, the rules for property held for personal use usually will not apply to taxpayers other than individuals. Income tax preparation fees See chapter 5 for information about getting publications and forms. Income tax preparation fees Sales and Exchanges A sale is a transfer of property for money or a mortgage, note, or other promise to pay money. Income tax preparation fees An exchange is a transfer of property for other property or services. Income tax preparation fees The following discussions describe the kinds of transactions that are treated as sales or exchanges and explain how to figure gain or loss. Income tax preparation fees Sale or lease. Income tax preparation fees    Some agreements that seem to be leases may really be conditional sales contracts. Income tax preparation fees The intention of the parties to the agreement can help you distinguish between a sale and a lease. Income tax preparation fees   There is no test or group of tests to prove what the parties intended when they made the agreement. Income tax preparation fees You should consider each agreement based on its own facts and circumstances. Income tax preparation fees For more information, see chapter 3 in Publication 535, Business Expenses. Income tax preparation fees Cancellation of a lease. Income tax preparation fees    Payments received by a tenant for the cancellation of a lease are treated as an amount realized from the sale of property. Income tax preparation fees Payments received by a landlord (lessor) for the cancellation of a lease are essentially a substitute for rental payments and are taxed as ordinary income in the year in which they are received. Income tax preparation fees Copyright. Income tax preparation fees    Payments you receive for granting the exclusive use of (or right to exploit) a copyright throughout its life in a particular medium are treated as received from the sale of property. Income tax preparation fees It does not matter if the payments are a fixed amount or a percentage of receipts from the sale, performance, exhibition, or publication of the copyrighted work, or an amount based on the number of copies sold, performances given, or exhibitions made. Income tax preparation fees Nor does it matter if the payments are made over the same period as that covering the grantee's use of the copyrighted work. Income tax preparation fees   If the copyright was used in your trade or business and you held it longer than a year, the gain or loss may be a section 1231 gain or loss. Income tax preparation fees For more information, see Section 1231 Gains and Losses in chapter 3. Income tax preparation fees Easement. Income tax preparation fees   The amount received for granting an easement is subtracted from the basis of the property. Income tax preparation fees If only a specific part of the entire tract of property is affected by the easement, only the basis of that part is reduced by the amount received. Income tax preparation fees If it is impossible or impractical to separate the basis of the part of the property on which the easement is granted, the basis of the whole property is reduced by the amount received. Income tax preparation fees   Any amount received that is more than the basis to be reduced is a taxable gain. Income tax preparation fees The transaction is reported as a sale of property. Income tax preparation fees   If you transfer a perpetual easement for consideration and do not keep any beneficial interest in the part of the property affected by the easement, the transaction will be treated as a sale of property. Income tax preparation fees However, if you make a qualified conservation contribution of a restriction or easement granted in perpetuity, it is treated as a charitable contribution and not a sale or exchange, even though you keep a beneficial interest in the property affected by the easement. Income tax preparation fees   If you grant an easement on your property (for example, a right-of-way over it) under condemnation or threat of condemnation, you are considered to have made a forced sale, even though you keep the legal title. Income tax preparation fees Although you figure gain or loss on the easement in the same way as a sale of property, the gain or loss is treated as a gain or loss from a condemnation. Income tax preparation fees See Gain or Loss From Condemnations, later. Income tax preparation fees Property transferred to satisfy debt. Income tax preparation fees   A transfer of property to satisfy a debt is an exchange. Income tax preparation fees Note's maturity date extended. Income tax preparation fees   The extension of a note's maturity date is not treated as an exchange of an outstanding note for a new and different note. Income tax preparation fees Also, it is not considered a closed and completed transaction that would result in a gain or loss. Income tax preparation fees However, an extension will be treated as a taxable exchange of the outstanding note for a new and materially different note if the changes in the terms of the note are significant. Income tax preparation fees Each case must be determined by its own facts. Income tax preparation fees For more information, see Regulations section 1. Income tax preparation fees 1001-3. Income tax preparation fees Transfer on death. Income tax preparation fees   The transfer of property of a decedent to an executor or administrator of the estate, or to the heirs or beneficiaries, is not a sale or exchange or other disposition. Income tax preparation fees No taxable gain or deductible loss results from the transfer. Income tax preparation fees Bankruptcy. Income tax preparation fees   Generally, a transfer (other than by sale or exchange) of property from a debtor to a bankruptcy estate is not treated as a disposition. Income tax preparation fees Consequently, the transfer generally does not result in gain or loss. Income tax preparation fees For more information, see Publication 908, Bankruptcy Tax Guide. Income tax preparation fees Gain or Loss From Sales and Exchanges You usually realize gain or loss when property is sold or exchanged. Income tax preparation fees A gain is the amount you realize from a sale or exchange of property that is more than its adjusted basis. Income tax preparation fees A loss is the adjusted basis of the property that is more than the amount you realize. Income tax preparation fees   Table 1-1. Income tax preparation fees How To Figure Whether You Have a Gain or Loss IF your. Income tax preparation fees . Income tax preparation fees . Income tax preparation fees THEN you have a. Income tax preparation fees . Income tax preparation fees . Income tax preparation fees Adjusted basis is more than the amount realized, Loss. Income tax preparation fees Amount realized is more than the adjusted basis, Gain. Income tax preparation fees Basis. Income tax preparation fees   You must know the basis of your property to determine whether you have a gain or loss from its sale or other disposition. Income tax preparation fees The basis of property you buy is usually its cost. Income tax preparation fees However, if you acquired the property by gift, inheritance, or in some way other than buying it, you must use a basis other than its cost. Income tax preparation fees See Basis Other Than Cost in Publication 551, Basis of Assets. Income tax preparation fees Special rules apply to property acquired from a decedent who died in 2010 and the executor made the election to file Form 8939, Allocation of Increase in Basis for Property Received From a Decedent. Income tax preparation fees See Publication 4895, Tax Treatment of Property Acquired From a Decedent Dying in 2010, for details. Income tax preparation fees Adjusted basis. Income tax preparation fees   The adjusted basis of property is your original cost or other basis plus (increased by) certain additions and minus (decreased by) certain deductions. Income tax preparation fees Increases include costs of any improvements having a useful life of more than 1 year. Income tax preparation fees Decreases include depreciation and casualty losses. Income tax preparation fees For more details and additional examples, see Adjusted Basis in Publication 551. Income tax preparation fees Amount realized. Income tax preparation fees   The amount you realize from a sale or exchange is the total of all money you receive plus the fair market value (defined below) of all property or services you receive. Income tax preparation fees The amount you realize also includes any of your liabilities that were assumed by the buyer and any liabilities to which the property you transferred is subject, such as real estate taxes or a mortgage. Income tax preparation fees Fair market value. Income tax preparation fees   Fair market value (FMV) is the price at which the property would change hands between a buyer and a seller when both have reasonable knowledge of all the necessary facts and neither is being forced to buy or sell. Income tax preparation fees If parties with adverse interests place a value on property in an arm's-length transaction, that is strong evidence of FMV. Income tax preparation fees If there is a stated price for services, this price is treated as the FMV unless there is evidence to the contrary. Income tax preparation fees Example. Income tax preparation fees You used a building in your business that cost you $70,000. Income tax preparation fees You made certain permanent improvements at a cost of $20,000 and deducted depreciation totaling $10,000. Income tax preparation fees You sold the building for $100,000 plus property having an FMV of $20,000. Income tax preparation fees The buyer assumed your real estate taxes of $3,000 and a mortgage of $17,000 on the building. Income tax preparation fees The selling expenses were $4,000. Income tax preparation fees Your gain on the sale is figured as follows. Income tax preparation fees Amount realized:     Cash $100,000   FMV of property received 20,000   Real estate taxes assumed by buyer 3,000   Mortgage assumed by  buyer 17,000   Total 140,000   Minus: Selling expenses 4,000 $136,000 Adjusted basis:     Cost of building $70,000   Improvements 20,000   Total $90,000   Minus: Depreciation 10,000   Adjusted basis   $80,000 Gain on sale $56,000 Amount recognized. Income tax preparation fees   Your gain or loss realized from a sale or exchange of property is usually a recognized gain or loss for tax purposes. Income tax preparation fees Recognized gains must be included in gross income. Income tax preparation fees Recognized losses are deductible from gross income. Income tax preparation fees However, your gain or loss realized from certain exchanges of property is not recognized for tax purposes. Income tax preparation fees See Nontaxable Exchanges, later. Income tax preparation fees Also, a loss from the sale or other disposition of property held for personal use is not deductible, except in the case of a casualty or theft. Income tax preparation fees Interest in property. Income tax preparation fees   The amount you realize from the disposition of a life interest in property, an interest in property for a set number of years, or an income interest in a trust is a recognized gain under certain circumstances. Income tax preparation fees If you received the interest as a gift, inheritance, or in a transfer from a spouse or former spouse incident to a divorce, the amount realized is a recognized gain. Income tax preparation fees Your basis in the property is disregarded. Income tax preparation fees This rule does not apply if all interests in the property are disposed of at the same time. Income tax preparation fees Example 1. Income tax preparation fees Your father dies and leaves his farm to you for life with a remainder interest to your younger brother. Income tax preparation fees You decide to sell your life interest in the farm. Income tax preparation fees The entire amount you receive is a recognized gain. Income tax preparation fees Your basis in the farm is disregarded. Income tax preparation fees Example 2. Income tax preparation fees The facts are the same as in Example 1, except that your brother joins you in selling the farm. Income tax preparation fees The entire interest in the property is sold, so your basis in the farm is not disregarded. Income tax preparation fees Your gain or loss is the difference between your share of the sales price and your adjusted basis in the farm. Income tax preparation fees Canceling a sale of real property. Income tax preparation fees   If you sell real property under a sales contract that allows the buyer to return the property for a full refund and the buyer does so, you may not have to recognize gain or loss on the sale. Income tax preparation fees If the buyer returns the property in the year of sale, no gain or loss is recognized. Income tax preparation fees This cancellation of the sale in the same year it occurred places both you and the buyer in the same positions you were in before the sale. Income tax preparation fees If the buyer returns the property in a later tax year, you must recognize gain (or loss, if allowed) in the year of the sale. Income tax preparation fees When the property is returned in a later year, you acquire a new basis in the property. Income tax preparation fees That basis is equal to the amount you pay to the buyer. Income tax preparation fees Bargain Sale If you sell or exchange property for less than fair market value with the intent of making a gift, the transaction is partly a sale or exchange and partly a gift. Income tax preparation fees You have a gain if the amount realized is more than your adjusted basis in the property. Income tax preparation fees However, you do not have a loss if the amount realized is less than the adjusted basis of the property. Income tax preparation fees Bargain sales to charity. Income tax preparation fees   A bargain sale of property to a charitable organization is partly a sale or exchange and partly a charitable contribution. Income tax preparation fees If a charitable deduction for the contribution is allowable, you must allocate your adjusted basis in the property between the part sold and the part contributed based on the fair market value of each. Income tax preparation fees The adjusted basis of the part sold is figured as follows. Income tax preparation fees Adjusted basis of entire property × Amount realized (fair market value of part sold)   Fair market value of entire property   Based on this allocation rule, you will have a gain even if the amount realized is not more than your adjusted basis in the property. Income tax preparation fees This allocation rule does not apply if a charitable contribution deduction is not allowable. Income tax preparation fees   See Publication 526, Charitable Contributions, for information on figuring your charitable contribution. Income tax preparation fees Example. Income tax preparation fees You sold property with a fair market value of $10,000 to a charitable organization for $2,000 and are allowed a deduction for your contribution. Income tax preparation fees Your adjusted basis in the property is $4,000. Income tax preparation fees Your gain on the sale is $1,200, figured as follows. Income tax preparation fees Sales price $2,000 Minus: Adjusted basis of part sold ($4,000 × ($2,000 ÷ $10,000)) 800 Gain on the sale $1,200 Property Used Partly for Business or Rental Generally, if you sell or exchange property you used partly for business or rental purposes and partly for personal purposes, you must figure the gain or loss on the sale or exchange as though you had sold two separate pieces of property. Income tax preparation fees You must subtract depreciation you took or could have taken from the basis of the business or rental part. Income tax preparation fees However, see the special rule below for a home used partly for business or rental. Income tax preparation fees You must allocate the selling price, selling expenses, and the basis of the property between the business or rental part and the personal part. Income tax preparation fees Gain or loss on the business or rental part of the property may be a capital gain or loss or an ordinary gain or loss, as discussed in chapter 3 under Section 1231 Gains and Losses. Income tax preparation fees Any gain on the personal part of the property is a capital gain. Income tax preparation fees You cannot deduct a loss on the personal part. Income tax preparation fees Home used partly for business or rental. Income tax preparation fees    If you use property partly as a home and partly for business or to produce rental income, the computation and treatment of any gain on the sale depends partly on whether the business or rental part of the property is part of your home or separate from it. Income tax preparation fees See Property Used Partly for Business or Rental, in Publication 523. Income tax preparation fees Property Changed to Business or Rental Use You cannot deduct a loss on the sale of property you purchased or constructed for use as your home and used as your home until the time of sale. Income tax preparation fees You can deduct a loss on the sale of property you acquired for use as your home but changed to business or rental property and used as business or rental property at the time of sale. Income tax preparation fees However, if the adjusted basis of the property at the time of the change was more than its fair market value, the loss you can deduct is limited. Income tax preparation fees Figure the loss you can deduct as follows. Income tax preparation fees Use the lesser of the property's adjusted basis or fair market value at the time of the change. Income tax preparation fees Add to (1) the cost of any improvements and other increases to basis since the change. Income tax preparation fees Subtract from (2) depreciation and any other decreases to basis since the change. Income tax preparation fees Subtract the amount you realized on the sale from the result in (3). Income tax preparation fees If the amount you realized is more than the result in (3), treat this result as zero. Income tax preparation fees The result in (4) is the loss you can deduct. Income tax preparation fees Example. Income tax preparation fees You changed your main home to rental property 5 years ago. Income tax preparation fees At the time of the change, the adjusted basis of your home was $75,000 and the fair market value was $70,000. Income tax preparation fees This year, you sold the property for $55,000. Income tax preparation fees You made no improvements to the property but you have depreciation expense of $12,620 over the 5 prior years. Income tax preparation fees Although your loss on the sale is $7,380 [($75,000 − $12,620) − $55,000], the amount you can deduct as a loss is limited to $2,380, figured as follows. Income tax preparation fees Lesser of adjusted basis or fair market value at time of the change $70,000 Plus: Cost of any improvements and any other additions to basis after the change -0-   70,000 Minus: Depreciation and any other decreases to basis after the change 12,620   57,380 Minus: Amount you realized from the sale 55,000 Deductible loss $2,380 Gain. Income tax preparation fees   If you have a gain on the sale, you generally must recognize the full amount of the gain. Income tax preparation fees You figure the gain by subtracting your adjusted basis from your amount realized, as described earlier. Income tax preparation fees   You may be able to exclude all or part of the gain if you owned and lived in the property as your main home for at least 2 years during the 5-year period ending on the date of sale. Income tax preparation fees However, you may not be able to exclude the part of the gain allocated to any period of nonqualified use. Income tax preparation fees   For more information, see Business Use or Rental of Home in Publication 523. Income tax preparation fees In addition, special rules apply if the home sold was acquired in a like-kind exchange. Income tax preparation fees See Special Situations in Publication 523. Income tax preparation fees Also see Like-Kind Exchanges, later. Income tax preparation fees Abandonments The abandonment of property is a disposition of property. Income tax preparation fees You abandon property when you voluntarily and permanently give up possession and use of the property with the intention of ending your ownership but without passing it on to anyone else. Income tax preparation fees Generally, abandonment is not treated as a sale or exchange of the property. Income tax preparation fees If the amount you realize (if any) is more than your adjusted basis, then you have a gain. Income tax preparation fees If your adjusted basis is more than the amount you realize (if any), then you have a loss. Income tax preparation fees Loss from abandonment of business or investment property is deductible as a loss. Income tax preparation fees A loss from an abandonment of business or investment property that is not treated as a sale or exchange generally is an ordinary loss. Income tax preparation fees This rule also applies to leasehold improvements the lessor made for the lessee that were abandoned. Income tax preparation fees If the property is foreclosed on or repossessed in lieu of abandonment, gain or loss is figured as discussed later under Foreclosure and Repossessions. Income tax preparation fees The abandonment loss is deducted in the tax year in which the loss is sustained. Income tax preparation fees If the abandoned property is secured by debt, special rules apply. Income tax preparation fees The tax consequences of abandonment of property that is secured by debt depend on whether you are personally liable for the debt (recourse debt) or you are not personally liable for the debt (nonrecourse debt). Income tax preparation fees For more information, including examples, see chapter 3 of Publication 4681. Income tax preparation fees You cannot deduct any loss from abandonment of your home or other property held for personal use only. Income tax preparation fees Cancellation of debt. Income tax preparation fees   If the abandoned property secures a debt for which you are personally liable and the debt is canceled, you may realize ordinary income equal to the canceled debt. Income tax preparation fees This income is separate from any loss realized from abandonment of the property. Income tax preparation fees   You must report this income on your tax return unless one of the following applies. Income tax preparation fees The cancellation is intended as a gift. Income tax preparation fees The debt is qualified farm debt. Income tax preparation fees The debt is qualified real property business debt. Income tax preparation fees You are insolvent or bankrupt. Income tax preparation fees The debt is qualified principal residence indebtedness. Income tax preparation fees File Form 982, Reduction of Tax Attributes Due to Discharge of Indebtedness (and Section 1082 Basis Adjustment), to report the income exclusion. Income tax preparation fees For more information, including other exceptions and exclusion, see Publication 4681. Income tax preparation fees Forms 1099-A and 1099-C. Income tax preparation fees   If you abandon property that secures a loan and the lender knows the property has been abandoned, the lender should send you Form 1099-A showing information you need to figure your loss from the abandonment. Income tax preparation fees However, if your debt is canceled and the lender must file Form 1099-C, the lender may include the information about the abandonment on that form instead of on Form 1099-A, and send you Form 1099-C only. Income tax preparation fees The lender must file Form 1099-C and send you a copy if the amount of debt canceled is $600 or more and the lender is a financial institution, credit union, federal government agency, or any organization that has a significant trade or business of lending money. Income tax preparation fees For abandonments of property and debt cancellations occurring in 2013, these forms should be sent to you by January 31, 2014. Income tax preparation fees Foreclosures and Repossessions If you do not make payments you owe on a loan secured by property, the lender may foreclose on the loan or repossess the property. Income tax preparation fees The foreclosure or repossession is treated as a sale or exchange from which you may realize gain or loss. Income tax preparation fees This is true even if you voluntarily return the property to the lender. Income tax preparation fees You also may realize ordinary income from cancellation of debt if the loan balance is more than the fair market value of the property. Income tax preparation fees Buyer's (borrower's) gain or loss. Income tax preparation fees   You figure and report gain or loss from a foreclosure or repossession in the same way as gain or loss from a sale or exchange. Income tax preparation fees The gain or loss is the difference between your adjusted basis in the transferred property and the amount realized. Income tax preparation fees See Gain or Loss From Sales and Exchanges, earlier. Income tax preparation fees You can use Table 1-2 to figure your gain or loss from a foreclosure or repossession. Income tax preparation fees Amount realized on a nonrecourse debt. Income tax preparation fees   If you are not personally liable for repaying the debt (nonrecourse debt) secured by the transferred property, the amount you realize includes the full debt canceled by the transfer. Income tax preparation fees The full canceled debt is included even if the fair market value of the property is less than the canceled debt. Income tax preparation fees Example 1. Income tax preparation fees Chris bought a new car for $15,000. Income tax preparation fees He paid $2,000 down and borrowed the remaining $13,000 from the dealer's credit company. Income tax preparation fees Chris is not personally liable for the loan (nonrecourse debt), but pledges the new car as security. Income tax preparation fees The credit company repossessed the car because he stopped making loan payments. Income tax preparation fees The balance due after taking into account the payments Chris made was $10,000. Income tax preparation fees The fair market value of the car when repossessed was $9,000. Income tax preparation fees The amount Chris realized on the repossession is $10,000. Income tax preparation fees That is the outstanding amount of the debt canceled by the repossession, even though the car's fair market value is less than $10,000. Income tax preparation fees Chris figures his gain or loss on the repossession by comparing the amount realized ($10,000) with his adjusted basis ($15,000). Income tax preparation fees He has a $5,000 nondeductible loss. Income tax preparation fees Example 2. Income tax preparation fees Abena paid $200,000 for her home. Income tax preparation fees She paid $15,000 down and borrowed the remaining $185,000 from a bank. Income tax preparation fees Abena is not personally liable for the loan (nonrecourse debt), but pledges the house as security. Income tax preparation fees The bank foreclosed on the loan because Abena stopped making payments. Income tax preparation fees When the bank foreclosed on the loan, the balance due was $180,000, the fair market value of the house was $170,000, and Abena's adjusted basis was $175,000 due to a casualty loss she had deducted. Income tax preparation fees The amount Abena realized on the foreclosure is $180,000, the balance due and debt canceled by the foreclosure. Income tax preparation fees She figures her gain or loss by comparing the amount realized ($180,000) with her adjusted basis ($175,000). Income tax preparation fees She has a $5,000 realized gain. Income tax preparation fees Amount realized on a recourse debt. Income tax preparation fees   If you are personally liable for the debt (recourse debt), the amount realized on the foreclosure or repossession includes the lesser of: The outstanding debt immediately before the transfer reduced by any amount for which you remain personally liable immediately after the transfer, or The fair market value of the transferred property. Income tax preparation fees You are treated as receiving ordinary income from the canceled debt for the part of the debt that is more than the fair market value. Income tax preparation fees The amount realized does not include the canceled debt that is your income from cancellation of debt. Income tax preparation fees See Cancellation of debt, below. Income tax preparation fees Seller's (lender's) gain or loss on repossession. Income tax preparation fees   If you finance a buyer's purchase of property and later acquire an interest in it through foreclosure or repossession, you may have a gain or loss on the acquisition. Income tax preparation fees For more information, see Repossession in Publication 537. Income tax preparation fees    Table 1-2. Income tax preparation fees Worksheet for Foreclosures and Repossessions Part 1. Income tax preparation fees Use Part 1 to figure your ordinary income from the cancellation of debt upon foreclosure or repossession. Income tax preparation fees Complete this part only  if you were personally liable for the debt. Income tax preparation fees Otherwise,  go to Part 2. Income tax preparation fees   1. Income tax preparation fees Enter the amount of outstanding debt immediately before the transfer of   property reduced by any amount for which you remain personally liable after   the transfer of property   2. Income tax preparation fees Enter the fair market value of the transferred property   3. Income tax preparation fees Ordinary income from cancellation of debt upon foreclosure or    repossession. Income tax preparation fees * Subtract line 2 from line 1. Income tax preparation fees   If less than zero, enter zero   Part 2. Income tax preparation fees Figure your gain or loss from foreclosure or repossession. Income tax preparation fees   4. Income tax preparation fees If you completed Part 1, enter the smaller of line 1 or line 2. Income tax preparation fees   If you did not complete Part 1, enter the outstanding debt immediately before   the transfer of property   5. Income tax preparation fees Enter any proceeds you received from the foreclosure sale   6. Income tax preparation fees Add lines 4 and 5   7. Income tax preparation fees Enter the adjusted basis of the transferred property   8. Income tax preparation fees Gain or loss from foreclosure or repossession. Income tax preparation fees Subtract line 7  from line 6   * The income may not be taxable. Income tax preparation fees See Cancellation of debt. Income tax preparation fees Cancellation of debt. Income tax preparation fees   If property that is repossessed or foreclosed on secures a debt for which you are personally liable (recourse debt), you generally must report as ordinary income the amount by which the canceled debt is more than the fair market value of the property. Income tax preparation fees This income is separate from any gain or loss realized from the foreclosure or repossession. Income tax preparation fees Report the income from cancellation of a debt related to a business or rental activity as business or rental income. Income tax preparation fees    You can use Table 1-2 to figure your income from cancellation of debt. Income tax preparation fees   You must report this income on your tax return unless one of the following applies. Income tax preparation fees The cancellation is intended as a gift. Income tax preparation fees The debt is qualified farm debt. Income tax preparation fees The debt is qualified real property business debt. Income tax preparation fees You are insolvent or bankrupt. Income tax preparation fees The debt is qualified principal residence indebtedness. Income tax preparation fees File Form 982 to report the income exclusion. Income tax preparation fees Example 1. Income tax preparation fees Assume the same facts as in Example 1 under Amount realized on a nonrecourse debt, earlier, except Chris is personally liable for the car loan (recourse debt). Income tax preparation fees In this case, the amount he realizes is $9,000. Income tax preparation fees This is the lesser of the canceled debt ($10,000) or the car's fair market value ($9,000). Income tax preparation fees Chris figures his gain or loss on the repossession by comparing the amount realized ($9,000) with his adjusted basis ($15,000). Income tax preparation fees He has a $6,000 nondeductible loss. Income tax preparation fees He also is treated as receiving ordinary income from cancellation of debt. Income tax preparation fees That income is $1,000 ($10,000 − $9,000). Income tax preparation fees This is the part of the canceled debt not included in the amount realized. Income tax preparation fees Example 2. Income tax preparation fees Assume the same facts as in Example 2 under Amount realized on a nonrecourse debt, earlier, except Abena is personally liable for the loan (recourse debt). Income tax preparation fees In this case, the amount she realizes is $170,000. Income tax preparation fees This is the lesser of the canceled debt ($180,000) or the fair market value of the house ($170,000). Income tax preparation fees Abena figures her gain or loss on the foreclosure by comparing the amount realized ($170,000) with her adjusted basis ($175,000). Income tax preparation fees She has a $5,000 nondeductible loss. Income tax preparation fees She also is treated as receiving ordinary income from cancellation of debt. Income tax preparation fees (The debt is not exempt from tax as discussed under Cancellation of debt, above. Income tax preparation fees ) That income is $10,000 ($180,000 − $170,000). Income tax preparation fees This is the part of the canceled debt not included in the amount realized. Income tax preparation fees Forms 1099-A and 1099-C. Income tax preparation fees   A lender who acquires an interest in your property in a foreclosure or repossession should send you Form 1099-A showing the information you need to figure your gain or loss. Income tax preparation fees However, if the lender also cancels part of your debt and must file Form 1099-C, the lender may include the information about the foreclosure or repossession on that form instead of on Form 1099-A and send you Form 1099-C only. Income tax preparation fees The lender must file Form 1099-C and send you a copy if the amount of debt canceled is $600 or more and the lender is a financial institution, credit union, federal government agency, or any organization that has a significant trade or business of lending money. Income tax preparation fees For foreclosures or repossessions occurring in 2013, these forms should be sent to you by January 31, 2014. Income tax preparation fees Involuntary Conversions An involuntary conversion occurs when your property is destroyed, stolen, condemned, or disposed of under the threat of condemnation and you receive other property or money in payment, such as insurance or a condemnation award. Income tax preparation fees Involuntary conversions are also called involuntary exchanges. Income tax preparation fees Gain or loss from an involuntary conversion of your property is usually recognized for tax purposes unless the property is your main home. Income tax preparation fees You report the gain or deduct the loss on your tax return for the year you realize it. Income tax preparation fees You cannot deduct a loss from an involuntary conversion of property you held for personal use unless the loss resulted from a casualty or theft. Income tax preparation fees However, depending on the type of property you receive, you may not have to report a gain on an involuntary conversion. Income tax preparation fees Generally, you do not report the gain if you receive property that is similar or related in service or use to the converted property. Income tax preparation fees Your basis for the new property is the same as your basis for the converted property. Income tax preparation fees This means that the gain is deferred until a taxable sale or exchange occurs. Income tax preparation fees If you receive money or property that is not similar or related in service or use to the involuntarily converted property and you buy qualifying replacement property within a certain period of time, you can elect to postpone reporting the gain on the property purchased. Income tax preparation fees This publication explains the treatment of a gain or loss from a condemnation or disposition under the threat of condemnation. Income tax preparation fees If you have a gain or loss from the destruction or theft of property, see Publication 547. Income tax preparation fees Condemnations A condemnation is the process by which private property is legally taken for public use without the owner's consent. Income tax preparation fees The property may be taken by the federal government, a state government, a political subdivision, or a private organization that has the power to legally take it. Income tax preparation fees The owner receives a condemnation award (money or property) in exchange for the property taken. Income tax preparation fees A condemnation is like a forced sale, the owner being the seller and the condemning authority being the buyer. Income tax preparation fees Example. Income tax preparation fees A local government authorized to acquire land for public parks informed you that it wished to acquire your property. Income tax preparation fees After the local government took action to condemn your property, you went to court to keep it. Income tax preparation fees But, the court decided in favor of the local government, which took your property and paid you an amount fixed by the court. Income tax preparation fees This is a condemnation of private property for public use. Income tax preparation fees Threat of condemnation. Income tax preparation fees   A threat of condemnation exists if a representative of a government body or a public official authorized to acquire property for public use informs you that the government body or official has decided to acquire your property. Income tax preparation fees You must have reasonable grounds to believe that, if you do not sell voluntarily, your property will be condemned. Income tax preparation fees   The sale of your property to someone other than the condemning authority will also qualify as an involuntary conversion, provided you have reasonable grounds to believe that your property will be condemned. Income tax preparation fees If the buyer of this property knows at the time of purchase that it will be condemned and sells it to the condemning authority, this sale also qualifies as an involuntary conversion. Income tax preparation fees Reports of condemnation. Income tax preparation fees   A threat of condemnation exists if you learn of a decision to acquire your property for public use through a report in a newspaper or other news medium, and this report is confirmed by a representative of the government body or public official involved. Income tax preparation fees You must have reasonable grounds to believe that they will take necessary steps to condemn your property if you do not sell voluntarily. Income tax preparation fees If you relied on oral statements made by a government representative or public official, the Internal Revenue Service (IRS) may ask you to get written confirmation of the statements. Income tax preparation fees Example. Income tax preparation fees Your property lies along public utility lines. Income tax preparation fees The utility company has the authority to condemn your property. Income tax preparation fees The company informs you that it intends to acquire your property by negotiation or condemnation. Income tax preparation fees A threat of condemnation exists when you receive the notice. Income tax preparation fees Related property voluntarily sold. Income tax preparation fees   A voluntary sale of your property may be treated as a forced sale that qualifies as an involuntary conversion if the property had a substantial economic relationship to property of yours that was condemned. Income tax preparation fees A substantial economic relationship exists if together the properties were one economic unit. Income tax preparation fees You also must show that the condemned property could not reasonably or adequately be replaced. Income tax preparation fees You can elect to postpone reporting the gain by buying replacement property. Income tax preparation fees See Postponement of Gain, later. Income tax preparation fees Gain or Loss From Condemnations If your property was condemned or disposed of under the threat of condemnation, figure your gain or loss by comparing the adjusted basis of your condemned property with your net condemnation award. Income tax preparation fees If your net condemnation award is more than the adjusted basis of the condemned property, you have a gain. Income tax preparation fees You can postpone reporting gain from a condemnation if you buy replacement property. Income tax preparation fees If only part of your property is condemned, you can treat the cost of restoring the remaining part to its former usefulness as the cost of replacement property. Income tax preparation fees See Postponement of Gain, later. Income tax preparation fees If your net condemnation award is less than your adjusted basis, you have a loss. Income tax preparation fees If your loss is from property you held for personal use, you cannot deduct it. Income tax preparation fees You must report any deductible loss in the tax year it happened. Income tax preparation fees You can use Part 2 of Table 1-3 to figure your gain or loss from a condemnation award. Income tax preparation fees Main home condemned. Income tax preparation fees   If you have a gain because your main home is condemned, you generally can exclude the gain from your income as if you had sold or exchanged your home. Income tax preparation fees You may be able to exclude up to $250,000 of the gain (up to $500,000 if married filing jointly). Income tax preparation fees For information on this exclusion, see Publication 523. Income tax preparation fees If your gain is more than you can exclude but you buy replacement property, you may be able to postpone reporting the rest of the gain. Income tax preparation fees See Postponement of Gain, later. Income tax preparation fees Table 1-3. Income tax preparation fees Worksheet for Condemnations Part 1. Income tax preparation fees Gain from severance damages. Income tax preparation fees  If you did not receive severance damages, skip Part 1 and go to Part 2. Income tax preparation fees   1. Income tax preparation fees Enter gross severance damages received   2. Income tax preparation fees Enter your expenses in getting severance damages   3. Income tax preparation fees Subtract line 2 from line 1. Income tax preparation fees If less than zero, enter -0-   4. Income tax preparation fees Enter any special assessment on remaining property taken out of your award   5. Income tax preparation fees Net severance damages. Income tax preparation fees Subtract line 4 from line 3. Income tax preparation fees If less than zero, enter -0-   6. Income tax preparation fees Enter the adjusted basis of the remaining property   7. Income tax preparation fees Gain from severance damages. Income tax preparation fees Subtract line 6 from line 5. Income tax preparation fees If less than zero, enter -0-   8. Income tax preparation fees Refigured adjusted basis of the remaining property. Income tax preparation fees Subtract line 5 from line 6. Income tax preparation fees If less than zero, enter -0-   Part 2. Income tax preparation fees Gain or loss from condemnation award. Income tax preparation fees   9. Income tax preparation fees Enter the gross condemnation award received   10. Income tax preparation fees Enter your expenses in getting the condemnation award   11. Income tax preparation fees If you completed Part 1, and line 4 is more than line 3, subtract line 3 from line 4. Income tax preparation fees If you did not complete Part 1, but a special assessment was taken out of your award, enter that amount. Income tax preparation fees Otherwise, enter -0-   12. Income tax preparation fees Add lines 10 and 11   13. Income tax preparation fees Net condemnation award. Income tax preparation fees Subtract line 12 from line 9   14. Income tax preparation fees Enter the adjusted basis of the condemned property   15. Income tax preparation fees Gain from condemnation award. Income tax preparation fees If line 14 is more than line 13, enter -0-. Income tax preparation fees Otherwise, subtract line 14 from  line 13 and skip line 16   16. Income tax preparation fees Loss from condemnation award. Income tax preparation fees Subtract line 13 from line 14     (Note: You cannot deduct the amount on line 16 if the condemned property was held for personal use. Income tax preparation fees )   Part 3. Income tax preparation fees Postponed gain from condemnation. Income tax preparation fees  (Complete only if line 7 or line 15 is more than zero and you bought qualifying replacement property or made expenditures to restore the usefulness of your remaining property. Income tax preparation fees )   17. Income tax preparation fees If you completed Part 1, and line 7 is more than zero, enter the amount from line 5. Income tax preparation fees Otherwise, enter -0-   18. Income tax preparation fees If line 15 is more than zero, enter the amount from line 13. Income tax preparation fees Otherwise, enter -0-   19. Income tax preparation fees Add lines 17 and 18. Income tax preparation fees If the condemned property was your main home, subtract from this total the gain you excluded from your income and enter the result   20. Income tax preparation fees Enter the total cost of replacement property and any expenses to restore the usefulness of your remaining property   21. Income tax preparation fees Subtract line 20 from line 19. Income tax preparation fees If less than zero, enter -0-   22. Income tax preparation fees If you completed Part 1, add lines 7 and 15. Income tax preparation fees Otherwise, enter the amount from line 15. Income tax preparation fees If the condemned property was your main home, subtract from this total the gain you excluded from your income and enter the result   23. Income tax preparation fees Recognized gain. Income tax preparation fees Enter the smaller of line 21 or line 22. Income tax preparation fees   24. Income tax preparation fees Postponed gain. Income tax preparation fees Subtract line 23 from line 22. Income tax preparation fees If less than zero, enter -0-   Condemnation award. Income tax preparation fees   A condemnation award is the money you are paid or the value of other property you receive for your condemned property. Income tax preparation fees The award is also the amount you are paid for the sale of your property under threat of condemnation. Income tax preparation fees Payment of your debts. Income tax preparation fees   Amounts taken out of the award to pay your debts are considered paid to you. Income tax preparation fees Amounts the government pays directly to the holder of a mortgage or lien against your property are part of your award, even if the debt attaches to the property and is not your personal liability. Income tax preparation fees Example. Income tax preparation fees The state condemned your property for public use. Income tax preparation fees The award was set at $200,000. Income tax preparation fees The state paid you only $148,000 because it paid $50,000 to your mortgage holder and $2,000 accrued real estate taxes. Income tax preparation fees You are considered to have received the entire $200,000 as a condemnation award. Income tax preparation fees Interest on award. Income tax preparation fees   If the condemning authority pays you interest for its delay in paying your award, it is not part of the condemnation award. Income tax preparation fees You must report the interest separately as ordinary income. Income tax preparation fees Payments to relocate. Income tax preparation fees   Payments you receive to relocate and replace housing because you have been displaced from your home, business, or farm as a result of federal or federally assisted programs are not part of the condemnation award. Income tax preparation fees Do not include them in your income. Income tax preparation fees Replacement housing payments used to buy new property are included in the property's basis as part of your cost. Income tax preparation fees Net condemnation award. Income tax preparation fees   A net condemnation award is the total award you received, or are considered to have received, for the condemned property minus your expenses of obtaining the award. Income tax preparation fees If only a part of your property was condemned, you also must reduce the award by any special assessment levied against the part of the property you retain. Income tax preparation fees This is discussed later under Special assessment taken out of award. Income tax preparation fees Severance damages. Income tax preparation fees    Severance damages are not part of the award paid for the property condemned. Income tax preparation fees They are paid to you if part of your property is condemned and the value of the part you keep is decreased because of the condemnation. Income tax preparation fees   For example, you may receive severance damages if your property is subject to flooding because you sell flowage easement rights (the condemned property) under threat of condemnation. Income tax preparation fees Severance damages also may be given to you if, because part of your property is condemned for a highway, you must replace fences, dig new wells or ditches, or plant trees to restore your remaining property to the same usefulness it had before the condemnation. Income tax preparation fees   The contracting parties should agree on the specific amount of severance damages in writing. Income tax preparation fees If this is not done, all proceeds from the condemning authority are considered awarded for your condemned property. Income tax preparation fees   You cannot make a completely new allocation of the total award after the transaction is completed. Income tax preparation fees However, you can show how much of the award both parties intended for severance damages. Income tax preparation fees The severance damages part of the award is determined from all the facts and circumstances. Income tax preparation fees Example. Income tax preparation fees You sold part of your property to the state under threat of condemnation. Income tax preparation fees The contract you and the condemning authority signed showed only the total purchase price. Income tax preparation fees It did not specify a fixed sum for severance damages. Income tax preparation fees However, at settlement, the condemning authority gave you closing papers showing clearly the part of the purchase price that was for severance damages. Income tax preparation fees You may treat this part as severance damages. Income tax preparation fees Treatment of severance damages. Income tax preparation fees   Your net severance damages are treated as the amount realized from an involuntary conversion of the remaining part of your property. Income tax preparation fees Use them to reduce the basis of the remaining property. Income tax preparation fees If the amount of severance damages is based on damage to a specific part of the property you kept, reduce the basis of only that part by the net severance damages. Income tax preparation fees   If your net severance damages are more than the basis of your retained property, you have a gain. Income tax preparation fees You may be able to postpone reporting the gain. Income tax preparation fees See Postponement of Gain, later. Income tax preparation fees    You can use Part 1 of Table 1-3 to figure any gain from severance damages and to refigure the adjusted basis of the remaining part of your property. Income tax preparation fees Net severance damages. Income tax preparation fees   To figure your net severance damages, you first must reduce your severance damages by your expenses in obtaining the damages. Income tax preparation fees You then reduce them by any special assessment (described later) levied against the remaining part of the property and retained out of the award by the condemning authority. Income tax preparation fees The balance is your net severance damages. Income tax preparation fees Expenses of obtaining a condemnation award and severance damages. Income tax preparation fees   Subtract the expenses of obtaining a condemnation award, such as legal, engineering, and appraisal fees, from the total award. Income tax preparation fees Also, subtract the expenses of obtaining severance damages, which may include similar expenses, from the severance damages paid to you. Income tax preparation fees If you cannot determine which part of your expenses is for each part of the condemnation proceeds, you must make a proportionate allocation. Income tax preparation fees Example. Income tax preparation fees You receive a condemnation award and severance damages. Income tax preparation fees One-fourth of the total was designated as severance damages in your agreement with the condemning authority. Income tax preparation fees You had legal expenses for the entire condemnation proceeding. Income tax preparation fees You cannot determine how much of your legal expenses is for each part of the condemnation proceeds. Income tax preparation fees You must allocate one-fourth of your legal expenses to the severance damages and the other three-fourths to the condemnation award. Income tax preparation fees Special assessment retained out of award. Income tax preparation fees   When only part of your property is condemned, a special assessment levied against the remaining property may be retained by the governing body out of your condemnation award. Income tax preparation fees An assessment may be levied if the remaining part of your property benefited by the improvement resulting from the condemnation. Income tax preparation fees Examples of improvements that may cause a special assessment are widening a street and installing a sewer. Income tax preparation fees   To figure your net condemnation award, you must reduce the amount of the award by the assessment retained out of the award. Income tax preparation fees Example. Income tax preparation fees To widen the street in front of your home, the city condemned a 25-foot deep strip of your land. Income tax preparation fees You were awarded $5,000 for this and spent $300 to get the award. Income tax preparation fees Before paying the award, the city levied a special assessment of $700 for the street improvement against your remaining property. Income tax preparation fees The city then paid you only $4,300. Income tax preparation fees Your net award is $4,000 ($5,000 total award minus $300 expenses in obtaining the award and $700 for the special assessment retained). Income tax preparation fees If the $700 special assessment was not retained out of the award and you were paid $5,000, your net award would be $4,700 ($5,000 − $300). Income tax preparation fees The net award would not change, even if you later paid the assessment from the amount you received. Income tax preparation fees Severance damages received. Income tax preparation fees   If severance damages are included in the condemnation proceeds, the special assessment retained out of the severance damages is first used to reduce the severance damages. Income tax preparation fees Any balance of the special assessment is used to reduce the condemnation award. Income tax preparation fees Example. Income tax preparation fees You were awarded $4,000 for the condemnation of your property and $1,000 for severance damages. Income tax preparation fees You spent $300 to obtain the severance damages. Income tax preparation fees A special assessment of $800 was retained out of the award. Income tax preparation fees The $1,000 severance damages are reduced to zero by first subtracting the $300 expenses and then $700 of the special assessment. Income tax preparation fees Your $4,000 condemnation award is reduced by the $100 balance of the special assessment, leaving a $3,900 net condemnation award. Income tax preparation fees Part business or rental. Income tax preparation fees   If you used part of your condemned property as your home and part as business or rental property, treat each part as a separate property. Income tax preparation fees Figure your gain or loss separately because gain or loss on each part may be treated differently. Income tax preparation fees   Some examples of this type of property are a building in which you live and operate a grocery, and a building in which you live on the first floor and rent out the second floor. Income tax preparation fees Example. Income tax preparation fees You sold your building for $24,000 under threat of condemnation to a public utility company that had the authority to condemn. Income tax preparation fees You rented half the building and lived in the other half. Income tax preparation fees You paid $25,000 for the building and spent an additional $1,000 for a new roof. Income tax preparation fees You claimed allowable depreciation of $4,600 on the rental half. Income tax preparation fees You spent $200 in legal expenses to obtain the condemnation award. Income tax preparation fees Figure your gain or loss as follows. Income tax preparation fees     Resi- dential Part Busi- ness Part 1) Condemnation award received $12,000 $12,000 2) Minus: Legal expenses, $200 100 100 3) Net condemnation award $11,900 $11,900 4) Adjusted basis:       ½ of original cost, $25,000 $12,500 $12,500   Plus: ½ of cost of roof, $1,000 500 500   Total $13,000 $13,000 5) Minus: Depreciation   4,600 6) Adjusted basis, business part   $8,400 7) (Loss) on residential property ($1,100)   8) Gain on business property $3,500 The loss on the residential part of the property is not deductible. Income tax preparation fees Postponement of Gain Do not report the gain on condemned property if you receive only property that is similar or related in service or use to the condemned property. Income tax preparation fees Your basis for the new property is the same as your basis for the old. Income tax preparation fees Money or unlike property received. Income tax preparation fees   You ordinarily must report the gain if you receive money or unlike property. Income tax preparation fees You can elect to postpone reporting the gain if you buy property that is similar or related in service or use to the condemned property within the replacement period, discussed later. Income tax preparation fees You also can elect to postpone reporting the gain if you buy a controlling interest (at least 80%) in a corporation owning property that is similar or related in service or use to the condemned property. Income tax preparation fees See Controlling interest in a corporation, later. Income tax preparation fees   To postpone reporting all the gain, you must buy replacement property costing at least as much as the amount realized for the condemned property. Income tax preparation fees If the cost of the replacement property is less than the amount realized, you must report the gain up to the unspent part of the amount realized. Income tax preparation fees   The basis of the replacement property is its cost, reduced by the postponed gain. Income tax preparation fees Also, if your replacement property is stock in a corporation that owns property similar or related in service or use, the corporation generally will reduce its basis in its assets by the amount by which you reduce your basis in the stock. Income tax preparation fees See Controlling interest in a corporation, later. Income tax preparation fees You can use Part 3 of Table 1-3 to figure the gain you must report and your postponed gain. Income tax preparation fees Postponing gain on severance damages. Income tax preparation fees   If you received severance damages for part of your property because another part was condemned and you buy replacement property, you can elect to postpone reporting gain. Income tax preparation fees See Treatment of severance damages, earlier. Income tax preparation fees You can postpone reporting all your gain if the replacement property costs at least as much as your net severance damages plus your net condemnation award (if resulting in gain). Income tax preparation fees   You also can make this election if you spend the severance damages, together with other money you received for the condemned property (if resulting in gain), to acquire nearby property that will allow you to continue your business. Income tax preparation fees If suitable nearby property is not available and you are forced to sell the remaining property and relocate in order to continue your business, see Postponing gain on the sale of related property, next. Income tax preparation fees   If you restore the remaining property to its former usefulness, you can treat the cost of restoring it as the cost of replacement property. Income tax preparation fees Postponing gain on the sale of related property. Income tax preparation fees   If you sell property that is related to the condemned property and then buy replacement property, you can elect to postpone reporting gain on the sale. Income tax preparation fees You must meet the requirements explained earlier under Related property voluntarily sold. Income tax preparation fees You can postpone reporting all your gain if the replacement property costs at least as much as the amount realized from the sale plus your net condemnation award (if resulting in gain) plus your net severance damages, if any (if resulting in gain). Income tax preparation fees Buying replacement property from a related person. Income tax preparation fees   Certain taxpayers cannot postpone reporting gain from a condemnation if they buy the replacement property from a related person. Income tax preparation fees For information on related persons, see Nondeductible Loss under Sales and Exchanges Between Related Persons in chapter 2. Income tax preparation fees   This rule applies to the following taxpayers. Income tax preparation fees C corporations. Income tax preparation fees Partnerships in which more than 50% of the capital or profits interest is owned by  C corporations. Income tax preparation fees All others (including individuals, partnerships (other than those in (2)), and S corporations) if the total realized gain for the tax year on all involuntarily converted properties on which there is realized gain of more than $100,000. Income tax preparation fees   For taxpayers described in (3) above, gains cannot be offset with any losses when determining whether the total gain is more than $100,000. Income tax preparation fees If the property is owned by a partnership, the $100,000 limit applies to the partnership and each partner. Income tax preparation fees If the property is owned by an S corporation, the $100,000 limit applies to the S corporation and each shareholder. Income tax preparation fees Exception. Income tax preparation fees   This rule does not apply if the related person acquired the property from an unrelated person within the replacement period. Income tax preparation fees Advance payment. Income tax preparation fees   If you pay a contractor in advance to build your replacement property, you have not bought replacement property unless it is finished before the end of the replacement period (discussed later). Income tax preparation fees Replacement property. Income tax preparation fees   To postpone reporting gain, you must buy replacement property for the specific purpose of replacing your condemned property. Income tax preparation fees You do not have to use the actual funds from the condemnation award to acquire the replacement property. Income tax preparation fees Property you acquire by gift or inheritance does not qualify as replacement property. Income tax preparation fees Similar or related in service or use. Income tax preparation fees   Your replacement property must be similar or related in service or use to the property it replaces. Income tax preparation fees   If the condemned property is real property you held for productive use in your trade or business or for investment (other than property held mainly for sale), like-kind property to be held either for productive use in trade or business or for investment will be treated as property similar or related in service or use. Income tax preparation fees For a discussion of like-kind property, see Like-Kind Property under Like-Kind Exchanges, later. Income tax preparation fees Owner-user. Income tax preparation fees   If you are an owner-user, similar or related in service or use means that replacement property must function in the same way as the property it replaces. Income tax preparation fees Example. Income tax preparation fees Your home was condemned and you invested the proceeds from the condemnation in a grocery store. Income tax preparation fees Your replacement property is not similar or related in service or use to the condemned property. Income tax preparation fees To be similar or related in service or use, your replacement property must also be used by you as your home. Income tax preparation fees Owner-investor. Income tax preparation fees   If you are an owner-investor, similar or related in service or use means that any replacement property must have the same relationship of services or uses to you as the property it replaces. Income tax preparation fees You decide this by determining all the following information. Income tax preparation fees Whether the properties are of similar service to you. Income tax preparation fees The nature of the business risks connected with the properties. Income tax preparation fees What the properties demand of you in the way of management, service, and relations to your tenants. Income tax preparation fees Example. Income tax preparation fees You owned land and a building you rented to a manufacturing company. Income tax preparation fees The building was condemned. Income tax preparation fees During the replacement period, you had a new building built on other land you already owned. Income tax preparation fees You rented out the new building for use as a wholesale grocery warehouse. Income tax preparation fees The replacement property is also rental property, so the two properties are considered similar or related in service or use if there is a similarity in all the following areas. Income tax preparation fees Your management activities. Income tax preparation fees The amount and kind of services you provide to your tenants. Income tax preparation fees The nature of your business risks connected with the properties. Income tax preparation fees Leasehold replaced with fee simple property. Income tax preparation fees   Fee simple property you will use in your trade or business or for investment can qualify as replacement property that is similar or related in service or use to a condemned leasehold if you use it in the same business and for the identical purpose as the condemned leasehold. Income tax preparation fees   A fee simple property interest generally is a property interest that entitles the owner to the entire property with unconditional power to dispose of it during his or her lifetime. Income tax preparation fees A leasehold is property held under a lease, usually for a term of years. Income tax preparation fees Outdoor advertising display replaced with real property. Income tax preparation fees   You can elect to treat an outdoor advertising display as real property. Income tax preparation fees If you make this election and you replace the display with real property in which you hold a different kind of interest, your replacement property can qualify as like-kind property. Income tax preparation fees For example, real property bought to replace a destroyed billboard and leased property on which the billboard was located qualify as property of a like-kind. Income tax preparation fees   You can make this election only if you did not claim a section 179 deduction for the display. Income tax preparation fees You cannot cancel this election unless you get the consent of the IRS. Income tax preparation fees   An outdoor advertising display is a sign or device rigidly assembled and permanently attached to the ground, a building, or any other permanent structure used to display a commercial or other advertisement to the public. Income tax preparation fees Substituting replacement property. Income tax preparation fees   Once you designate certain property as replacement property on your tax return, you cannot substitute other qualified property. Income tax preparation fees But, if your previously designated replacement property does not qualify, you can substitute qualified property if you acquire it within the replacement period. Income tax preparation fees Controlling interest in a corporation. Income tax preparation fees   You can replace property by acquiring a controlling interest in a corporation that owns property similar or related in service or use to your condemned property. Income tax preparation fees You have controlling interest if you own stock having at least 80% of the combined voting power of all classes of stock entitled to vote and at least 80% of the total number of shares of all other classes of stock of the corporation. Income tax preparation fees Basis adjustment to corporation's property. Income tax preparation fees   The basis of property held by the corporation at the time you acquired control must be reduced by your postponed gain, if any. Income tax preparation fees You are not required to reduce the adjusted basis of the corporation's properties below your adjusted basis in the corporation's stock (determined after reduction by your postponed gain). Income tax preparation fees   Allocate this reduction to the following classes of property in the order shown below. Income tax preparation fees Property that is similar or related in service or use to the condemned property. Income tax preparation fees Depreciable property not reduced in (1). Income tax preparation fees All other property. Income tax preparation fees If two or more properties fall in the same class, allocate the reduction to each property in proportion to the adjusted basis of all the properties in that class. Income tax preparation fees The reduced basis of any single property cannot be less than zero. Income tax preparation fees Main home replaced. Income tax preparation fees   If your gain from a condemnation of your main home is more than you can exclude from your income (see Main home condemned under Gain or Loss From Condemnations, earlier), you can postpone reporting the rest of the gain by buying replacement property that is similar or related in service or use. Income tax preparation fees The replacement property must cost at least as much as the amount realized from the condemnation minus the excluded gain. Income tax preparation fees   You must reduce the basis of your replacement property by the postponed gain. Income tax preparation fees Also, if you postpone reporting any part of your gain under these rules, you are treated as having owned and used the replacement property as your main home for the period you owned and used the condemned property as your main home. Income tax preparation fees Example. Income tax preparation fees City authorities condemned your home that you had used as a personal residence for 5 years prior to the condemnation. Income tax preparation fees The city paid you a condemnation award of $400,000. Income tax preparation fees Your adjusted basis in the property was $80,000. Income tax preparation fees You realize a gain of $320,000 ($400,000 − $80,000). Income tax preparation fees You purchased a new home for $100,000. Income tax preparation fees You can exclude $250,000 of the realized gain from your gross income. Income tax preparation fees The amount realized is then treated as being $150,000 ($400,000 − $250,000) and the gain realized is $70,000 ($150,000 amount realized − $80,000 adjusted basis). Income tax preparation fees You must recognize $50,000 of the gain ($150,000 amount realized − $100,000 cost of new home). Income tax preparation fees The remaining $20,000 of realized gain is postponed. Income tax preparation fees Your basis in the new home is $80,000 ($100,000 cost − $20,000 gain postponed). Income tax preparation fees Replacement period. Income tax preparation fees   To postpone reporting your gain from a condemnation, you must buy replacement property within a certain period of time. Income tax preparation fees This is the replacement period. Income tax preparation fees   The replacement period for a condemnation begins on the earlier of the following dates. Income tax preparation fees The date on which you disposed of the condemned property. Income tax preparation fees The date on which the threat of condemnation began. Income tax preparation fees   The replacement period generally ends 2 years after the end of the first tax year in which any part of the gain on the condemnation is realized. Income tax preparation fees However, see the exceptions below. Income tax preparation fees Three-year replacement period for certain property. Income tax preparation fees   If real property held for use in a trade or business or for investment (not including property held primarily for sale) is condemned, the replacement period ends 3 years after the end of the first tax year in which any part of the gain on the condemnation is realized. Income tax preparation fees However, this 3-year replacement period cannot be used if you replace the condemned property by acquiring control of a corporation owning property that is similar or related in service or use. Income tax preparation fees Five-year replacement period for certain property. Income tax preparation fees   The replacement period ends 5 years after the end of the first tax year in which any part of the gain is realized on the compulsory or involuntary conversion of the following qualified property. Income tax preparation fees Property in any Midwestern disaster area compulsorily or involuntarily converted on or after the applicable disaster date as a result of severe storms, tornadoes, or flooding, but only if substantially all of the use of the replacement property is in a Midwestern disaster area. Income tax preparation fees Property in the Kansas disaster area compulsorily or involuntarily converted after May 3, 2007, but only if substantially all of the use of the replacement property is in the Kansas disaster area. Income tax preparation fees Property in the Hurricane Katrina disaster area compulsorily or involuntarily converted after August 24, 2005, as a result of Hurricane Katrina, but only if substantially all of the use of the replacement property is in the Hurricane Katrina disaster area. Income tax preparation fees Extended replacement period for taxpayers affected by other federally declared disasters. Income tax preparation fees    If you are affected by a federally declared disaster, the IRS may grant disaster relief by extending the periods to perform certain tax-related acts for 2013, including the replacement period, by up to one year. Income tax preparation fees For more information visit www. Income tax preparation fees irs. Income tax preparation fees gov/uac/Tax-Relief-in-Disaster-Situations. Income tax preparation fees Weather-related sales of livestock in an area eligible for federal assistance. Income tax preparation fees   Generally, if the sale or exchange of livestock is due to drought, flood, or other weather-related conditions in an area eligible for federal assistance, the replacement period ends 4 years after the close of the first tax year in which you realize any part of your gain from the sale or exchange. Income tax preparation fees    If the weather-related conditions continue for longer than 3 years, the replacement period may be extended on a regional basis until the end of your first drought-free year for the applicable region. Income tax preparation fees See Notice 2006-82. Income tax preparation fees You can find Notice 2006-82 on page 529 of Internal Revenue Bulletin 2006-39 at www. Income tax preparation fees irs. Income tax preparation fees gov/irb/2006-39_IRB/ar13. Income tax preparation fees html. Income tax preparation fees    Each year, the IRS publishes a list of counties, districts, cities, or parishes for which exceptional, extreme, or severe drought was reported during the preceding 12 months. Income tax preparation fees If you qualified for a 4-year replacement period for livestock sold or exchanged on account of drought and your replacement period is scheduled to expire at the end of 2013 (or at the end of the tax year that includes August 31, 2013), see Notice 2013-62. Income tax preparation fees You can find Notice 2013-62 on page 466 of Internal Revenue Bulletin 2013-45 at www. Income tax preparation fees irs. Income tax preparation fees gov/irb/2013-45_IRB/ar04. Income tax preparation fees html. Income tax preparation fees The replacement period will be extended under Notice 2006-82 if the applicable region is on the list included in Notice 2013-62. Income tax preparation fees Determining when gain is realized. Income tax preparation fees   If you are a cash basis taxpayer, you realize gain when you receive payments that are more than your basis in the property. Income tax preparation fees If the condemning authority makes deposits with the court, you realize gain when you withdraw (or have the right to withdraw) amounts that are more than your basis. Income tax preparation fees   This applies even if the amounts received are only partial or advance payments and the full award has not yet been determined. Income tax preparation fees A replacement will be too late if you wait for a final determination that does not take place in the applicable replacement period after you first realize gain. Income tax preparation fees   For accrual basis taxpayers, gain (if any) accrues in the earlier year when either of the following occurs. Income tax preparation fees All events have occurred that fix the right to the condemnation award and the amount can be determined with reasonable accuracy. Income tax preparation fees All or part of the award is actually or constructively received. Income tax preparation fees For example, if you have an absolute right to a part of a condemnation award when it is deposited with the court, the amount deposited accrues in the year the deposit is made even though the full amount of the award is still contested. Income tax preparation fees Replacement property bought before the condemnation. Income tax preparation fees   If you buy your replacement property after there is a threat of condemnation but before the actual condemnation and you still hold the replacement property at the time of the condemnation, you have bought your replacement property within the replacement period. Income tax preparation fees Property you acquire before there is a threat of condemnation does not qualify as replacement property acquired within the replacement period. Income tax preparation fees Example. Income tax preparation fees On April 3, 2012, city authorities notified you that your property would be condemned. Income tax preparation fees On June 5, 2012, you acquired property to replace the property to be condemned. Income tax preparation fees You still had the new property when the city took possession of your old property on September 4, 2013. Income tax preparation fees You have made a replacement within the replacement period. Income tax preparation fees Extension. Income tax preparation fees   You can request an extension of the replacement period from the IRS director for your area. Income tax preparation fees You should apply before the end of the replacement period. Income tax preparation fees Your request should explain in detail why you need an extension. Income tax preparation fees The IRS will consider a request filed within a reasonable time after the replacement period if you can show reasonable cause for the delay. Income tax preparation fees An extension of the replacement period will be granted if you can show reasonable cause for not making the replacement within the regular period. Income tax preparation fees   Ordinarily, requests for extensions are granted near the end of the replacement period or the extended replacement period. Income tax preparation fees Extensions are usually limited to a period of 1 year or less. Income tax preparation fees The high market value or scarcity of replacement property is not a sufficient reason for granting an extension. Income tax preparation fees If your replacement property is being built and you clearly show that the replacement or restoration cannot be made within the replacement peri