1. Self Rental Tax Traps - Are you in Danger? Are Your Clients? All audio is streamed through your computer speakers. There will be several attendance verification questions during the LIVE webinar that must be answered via the online quiz at the conclusion to qualify for CPE. For the archived/recorded version of this webinar, there are also 3 review questions per hour and the link to the attendance verification quiz is a final exam on the topics covered during the presentation. 1

2. Self Rental Tax Traps - Are you in Danger? Are Your Clients? 2 Presented by: Kathy Hettick, EA, ABA, ATP, RTRP Gene Bell, EA, CFP ®, ATA, RTRP National Society of Accountants 1010 N. Fairfax Street Alexandria, VA 22314 800-966-6679 www.nsacct.org www.nsacct.org

3. Learning Objectives Upon completion of this webinar you will: be able to identify taxpayer situations that are classified as Self Rentals according to §469. be better able to communicate with your clients the tax implications of Self Rentals and the dangers of not reporting income correctly. 3

4. What is a Self-Rental? The property owner materially participates in the entity renting the property –Income reclassified as non-passive –Losses remain passive –Credits remain passive –Activities remain passive 4

5. Introduction – Tax Reform Act 1986 Creation of IRC §469 –§469(a) - Passive losses no longer deductible –§469(b) – Losses carried over to future years 5

6. Tax Reform Act 1986 §469(c) - Passive Activities Defined –Any Activity Lacking Material Participation –Any Rental Activity 6

7. Tax Reform Act 1986 §469(c)(6) – Connected to a Trade or Business §469(h) – Material Participation Defined §469(l) – IRS gets to write the rules - Legislative Regulations Authorized 7

8. Code §482 Allocation of income and deductions among taxpayers –In any case of two or more organizations….. owned or controlled directly or indirectly by the same interests 8

9. Code §482 Allocation of income and deductions among taxpayers –The Secretary may distribute, apportion, or allocate gross income, deductions, credits, or allowances between or among such organizations, trades, or businesses. 9

10. The Self Rental Rule Treasury Regulation §1.469-2(f)(6) –Property rented to a nonpassive activity. An amount of the taxpayer's gross rental activity income for the taxable year… is treated as not from a passive activity … 10

11. The Self Rental Rule continued… if the property – –(i) Is rented for use in a trade or business activity –in which the taxpayer materially participates –§1.469–5T, yes still temporary 11

12. Review of Concepts Self-Rental Rule – If the shoe fits, wear it –Material Participation –Legislative vs. Interpretive Regulations –Item of Property 12

13. Review of Concepts Self-Rental Rule – If the shoe fits, wear it (yes, there’s more) –Non-passive income is a separate type –Re-characterizations / Allocations 13

14. Tax Risk #1 Income from self-rentals cannot be orchestrated to be offset by net losses from other passive activities 14

15. Tax Risk #2 The netting of profits and losses from self-rentals is not allowed 15

16. Tax Risk #3 Income in excess of market rents from self- rentals can be re-characterized as dividend distribution income What about less than fair market rent? 16

17. Tax Risk #4 The self-rental rule still applies even if…. − owner does not have any ownership in the leasing entity − rule is triggered if the owner is a “material participant” in the activities of the business 17

18. Tax Risk #5 Limits passive activity credits The self-rental rule only re-characterizes the income as non-passive 18

19. Tax Risk #6 For purposes of the earned income credit, nonpassive self-rental income remains disqualifying investment income 19

20. Tax Risk #7 Self-rental income is not portfolio income –not available as a source of investment income –no deduction of investment interest expense on Form 4952 20

21. Tax Risk #8 If an S-Corporation pays rent to an employee for the employee’s home office, the activity is classified as a self-rental under the rule 21

22. Risk Conclusion The self-rental rule is constitutional, was properly established and accurately reflects the legislative intent of Congress. 22

23. Risk Conclusion The self-rental rule applies only to the income from an item of property and not to a loss and not to the activity itself. 23

24. Risk Conclusion The reclassification of the self-rental income does not reclassify credits generated by the activity and is not applicable to other sections of the tax code. 24

25. Review Questions for Self-Study CPE For the recorded version of this webinar, now’s the time to answer the review questions. Follow this link: http://www.proprofs.com/quiz-school/story.php?title=NTgyODEx 25

26. Check out the Archived Webinars presented by Kathy Hettick & Gene Bell Schedule D in the Real World Schedule E in the Real World Preparer Penalties - Are You at Risk? http://webinars.nsacct.org 26