Tax Guru – Ker$tetter Letter

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Archive for April 30th, 2006

Bad Planning

Posted by taxguru on April 30, 2006

The same applies to tax planning.

Posted in Uncategorized | Comments Off on Bad Planning

Vacation Rental

Posted by taxguru on April 30, 2006

 

Q:

Subject: Vacation Home Investment
 
Hi Kerry,
 
I plan to build a vacation rental in a couple of years.  The house will be used exclusively for business purposes and rented out by the day , weekend or week.  I will manage the property myself.  My question is . . . . is this activity a small business which I report out on Schedule C or a passive rental activity which I report out on Schedule E?  What is the determining factor(s).  If I have a choice as to how to report, what should I consider in making my decision?  My own research of IRS pubs seems to indicate that this should be treated as a small business but I keep seeing material on the web which seems to indicate otherwise.  Thanks.  You are the best.
 
Regards,

A:

That would be reported on Schedule C.  The break point is either that the average use of the property by renters is seven days or less, or 30 days or less and you (the owner) provide significant personal services along with the rental, such as cleaning and maintenance work.

As I constantly stress, trying to navigate the tax world without the assistance of at least one competent professional tax advisor is extremely dangerous. Your question, which any experienced tax pro could help you with, proves that you need to start working with one ASAP.   Any experienced tax pro can help you with that, as well as with maximizing all of the other kinds of deductions that are available for rental properties.

Good luck.  I hope this helps.

Kerry Kerstetter

 

Posted in Uncategorized | Comments Off on Vacation Rental

Sec. 179 Via S Corp

Posted by taxguru on April 30, 2006

 

Q-1:

Subject: Section 179 expensing
 
Mr. Kerstetter,
 
I am writing to see if you may be able to help me with my confused state.  In 2004 I purchased an airplane with the plan of placing it into service at a local airport as a rental for student pilots.  I was advised, by my accountant, to form an S Corp and purchase the airplane.  I placed the airplane into service in the 1st quarter of 2005 and kept it in service during all 4 quarters.  As it turns out it was not a profitable venture and I was negative approximately $15,000 (Profit/loss).  I had planned on taking a 179 expense however due to the business income limitation I cannot take the expense however I can carry it over to 2006.  As an aside a business venture such as this has no hope of ever being significantly profitable.
 
My question is would I be in the same situation if I had set up my company as an LLC?  As an LLC entity would my ordinary income be included in the business income limitation?  Is the business income limitation handled a little differently from an S Corp and a LLC?  Is there anything I can do to remedy this situation?
 
Thank you in advance for your assistance.

A-1:

Multi-member LLCs are treated essentially the same as S corps tax-wise, including with Section 179.

If you had set up a single member LLC and elected to treat it as a Schedule C sole proprietorship for tax purposes, the Section 179  expense would have been matched up against all of the earned income on your 1040, including from W-2s, most likely increasing the actual usable deduction.

Did you go over these different options with your accountant beforehand, or was he the kind who believes in a “one size fits all” S corp for everyone approach, without adequately analyzing the various factors first?

Kerry Kerstetter

Q-2:

I guess my accountant was the “one size fits all mentality.”  I thought I was doing the right thing by going to him BEFORE I set up any business entity and even told him specifically (in 2004) I wanted to be able to take advantage of section 179.  I also spoke with an “aviation specialist” tax attorney who also recommended incorporation as an S Corp.

Without the 179 expense I owe $14,500 in Federal taxes, if I could (magically) be able to take advantage of the 179 expense I would have a $25,000 refund.

I have filed an extension and not have filed any returns as yet.  Do I have any options?

Best regards,

A-2:

With no income expected, it does seem rather careless to use an S corp if your goal was to maximize the Sec. 179 deduction.

What I have seen in cases just like this that I have worked on is that it often comes out okay by forgoing the Sec. 179 and just claiming normal or accelerated depreciation, which can be used to create a net loss that can flow through to your 1040 via the K-1.  If your preparer enters for Sec. 179 in his tax prep program, that will create a carry-forward for that amount and reduce the depreciable basis, resulting in much lower depreciation deduction.  While you won’t get the huge Sec. 179 deduction all in one year, you will still get large losses for the depreciable life of the plane.

Good luck.

Kerry

Q-3:

Kerry,
 
Thank you. I am not sure careless is a strong enough word, as I said I was specific with my accountant that I wished to take advantage of the 179 expense.  Since the business was not profitable I “retired” the aircraft from service.  At present I am only looking at a deduction for 2005.
 
I will also be looking for a new accountant.  Can you make any referrals in the Denver area?
 
Again, thank you for your assistance.
 
Best regards,

Q-4:

Unfortunately, we don’t have anyone to whom we could refer you. If you haven’t already done so, you should check out my tips on how to select the right tax preparer for you.:

Good luck.

Kerry Kerstetter

Follow-Up:

Kerry,
 
This has been an expensive lesson for me.  My accountant has become a friend and I hope to keep him as a friend but he has proven to me that he can no longer be my accountant.  This misstep in tax planning impacted a commercial investment which hinged on the tax savings from the 179 expense; a plan I have discussed in detail with my accountant.
 
I would like to thank you again for you kind and thoughtful advice.  I can’t tell you how much I appreciate it.  I have lost some sleep over my situation
but I realize I have many other blessings in my life and I am thankful for them.

Best regards,

 

Posted in 179 | Comments Off on Sec. 179 Via S Corp

Leasing To Self

Posted by taxguru on April 30, 2006

 

Q:

Subject: Lease from Self

I am part owner of several corporate entities, Health Care Facilities,  Fast Food stores and Real Estate.  We have owned these properties for several years, consequently the majority have been depreciated ou,t specifically the equipment.  My question is, is it possible to use a corporation to buy the equipment from the entities and lease the equipment back to them and thus re-establishing depreciation on that equipment.  Be aware that there is common ownership among these entities.  What would be the benefits of this and what would be the drawbacks or negatives.

A:

This is the exact kind of thing that you should be discussing with your personal professional tax advisor.

What you will probably find out, if your tax pro runs some numbers for you, is that your plan would end up costing you more than it saves.  In order to inflate the values of the assets for higher depreciation, the selling entities will have to report gains, including depreciation recapture, which would be immediately taxable.  The higher depreciation deductions would be spread out over the next several years of the assets’ lives.  Paying lump sum higher taxes now for higher deductions over the next five plus years seems to be counter-productive.

However, your entities may have large net operating losses, or other large deductions that could offset the sale profits.  Your personal tax advisor can help you see if that is the case.  However, if s/he does decide that such a sale makes sense, you will nee to be extra diligent in documenting the values you place on the assets.  IRS automatically regards such sales (aka churning) between related parties with suspicion, especially when there will be a tax savings opportunities.

Good luck.  I hope this helps.

Kerry Kerstetter

 

Posted in Uncategorized | Comments Off on Leasing To Self

Reporting Income

Posted by taxguru on April 30, 2006

 

Q:

Subject: small question
 
Hi, I am 20 years old and i am trying to figure something out. I noticed you posted on google groups, so I thought you cold help.

SO, I am in college and I have had 4 jobs last year. Two on campus jobs and two jobs in the summer. For one of the on campus jobs i am paid from an off campus firm. I am paid $40 a week. I have never met the people who pay me, and they do not submit a w2 form. I noticed this when dealing with finical aid. Am I going to jail? Or doing something illegal?

A:

All income you receive is taxable, whether or not the payer submitted a W-2 or 1099.

Get with a professional tax preparer ASAP to calculate your taxes for 2005.  You probably won’t owe any actual income tax, but if no tax was being withheld from your paychecks, there is a good chance you will at least owe the 15.3% self employment (SE) tax.

Good luck.  I hope this helps.

Kerry Kerstetter

 

Posted in Uncategorized | Comments Off on Reporting Income