August 8, 2024
Unlimited Deductions: How Landlords Can Navigate Beyond the $25,000 Loss Limitation
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Article Highlights:
- $25,000 Rental Passive Loss Limitation
- Unlimited Losses When Qualifying as a Real Estate Professional
- What is Material Participation?
- Navigating the Rules
- Examples
The intricacies of tax law, particularly around rental real estate, can be both a boon and a bane for investors. Among these complexities, the $25,000 rental passive loss limitation stands out as a critical rule for taxpayers who own rental properties. This provision, coupled with the concept of unlimited losses when qualified as a real estate professional, forms a cornerstone of tax planning for real estate investors. This article delves into these topics, offering insights into how investors can navigate these rules to optimize their tax outcomes.
The $25,000 Rental Passive Loss Limitation
At its core, the $25,000 rental passive loss limitation is a tax provision that allows real estate investors to deduct up to $25,000 of losses from passive rental activities against their nonpassive income. Generally, passive losses are only allowed to offset passive gains. This rule is relevant for individuals who own rental properties and actively participate in the activity. “Active participation” is a less stringent standard than material participation (discussed below). For example, you may be treated as actively participating if you make management decisions, such as approving new tenants, deciding on rental terms, approving expenditures and similar decisions, in a significant and bona fide sense. Passive activities are defined as business activities in which the taxpayer does not materially participate.
You aren’t treated as actively participating in a rental real estate activity unless your interest in the activity (including your spouse's interest) was at least 10% (by value) of all interests in the activity throughout the year.
For single individuals and married couples filing jointly, the maximum special allowance is $25,000. This allowance is halved for a married individual filing separately, provided they lived apart from their spouse throughout the tax year. A married taxpayer filing separately who lived with their spouse at any time during the year is not eligible for any amount of the special allowance. The allowance is also available to qualifying estates, albeit with certain adjustments.
However, this beneficial allowance comes with limitations. The full $25,000 deduction is only available to taxpayers whose modified adjusted gross income (MAGI) is $100,000 or less. For those with MAGI between $100,000 and $150,000, the allowance is gradually phased out, reducing by 50% of the amount by which the taxpayer's MAGI exceeds the $100,000 threshold. Taxpayers with a MAGI of $150,000 or more are ineligible for this allowance.
Unlimited Losses When Qualifying as a Real Estate Professional
Generally, rental activities are passive activities even if you materially participated in them. However, for any tax year in which you qualify as a real estate professional, the rule treating all rental activities as passive activities doesn't apply to your rental real estate activity. Instead, that activity is not a passive activity if you materially participated. For this purpose, the default rule is that each interest you have in a rental real estate activity is a separate activity. But you can choose to treat all interests in rental real estate activities as one activity.
You are considered a real estate professional (qualifying taxpayer) for a particular tax year if BOTH qualifications below are met:
- More than half of the personal services you perform during that year are performed in real property trades or businesses in which you materially participate, and
- You perform more than 750 hours of services during that year in real property trades or businesses in which you materially participate (1).
If you own at least one interest in rental real estate and meet the above tests the IRS considers you a real estate professional.
(1) The IRS outlines several tests to determine material participation, including working on the activity for more than 500 hours during the tax year, providing substantially all the participation, or spending more than 100 hours and nobody else spends more time.
Material participation offers a significant advantage for qualified real estate professionals who are also real estate investors who materially participate in the management their properties. By meeting the material participation criteria, these real estate professionals can offset their nonpassive income without the $25,000 limitation, potentially leading to substantial tax savings.
Navigating the Rules
Understanding and navigating these rules require a strategic approach. For passive investors, actively participating in rental property management can be a game-changer. This level of involvement can qualify investors for the $25,000 passive loss allowance (within the MAGI limitations noted above), providing a valuable tax deduction.
For those real estate professionals aiming to deduct unlimited losses, achieving the required hours of involvement and material participation is key. This may involve restructuring activities to meet the IRS criteria for material participation or increasing involvement in the property's management. Eligible real estate professionals can benefit from this approach, as their entire rental losses can be deductible against their other income.
Examples
Consider the case of Mike, a single taxpayer with a salary of $42,300, dividends of $300, interest of $1,400, and a rental loss of $4,000 from a property he actively managed. Despite the rental activity being passive, Mike's active participation allows him to use the entire $4,000 loss to offset his other income, thanks to the special allowance.
In another scenario, Stacey, a single taxpayer with a MAGI under $100,000, actively participates in her rental real estate activities that result in a loss of $27,000. Her involvement allows her to utilize the special $25,000 allowance to offset up to $25,000 of her nonpassive income, demonstrating the tax-saving potential of active participation. The $2,000 that she can’t deduct will carry over to the next year.
If Stacey was a qualified real estate professional, she would be able to deduct the entire $27,000 loss against her non-passive income in the year the loss occurred.
Please contact this office if you have questions or would like to see if you can benefit from meeting the active participation criteria or qualify as a real estate professional.
