Damer v. Comm'r

2009 T.C. Summary Opinion 145, 2009 Tax Ct. Summary LEXIS 147
CourtUnited States Tax Court
DecidedSeptember 21, 2009
DocketNo. 4138-08S
StatusUnpublished

This text of 2009 T.C. Summary Opinion 145 (Damer v. Comm'r) is published on Counsel Stack Legal Research, covering United States Tax Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Damer v. Comm'r, 2009 T.C. Summary Opinion 145, 2009 Tax Ct. Summary LEXIS 147 (tax 2009).

Opinion

NICHOLAS DAMER AND MARGARET FLYNN, Petitioners v. COMMISSIONER OF INTERNAL REVENUE, Respondent
Damer v. Comm'r
No. 4138-08S
United States Tax Court
T.C. Summary Opinion 2009-145; 2009 Tax Ct. Summary LEXIS 147;
September 21, 2009, Filed

PURSUANT TO INTERNAL REVENUE CODE SECTION 7463(b), THIS OPINION MAY NOT BE TREATED AS PRECEDENT FOR ANY OTHER CASE.

*147
Nicholas Damer and Margaret Flynn, Pro sese.
John M. Wall, for respondent.
Dean, John F.

JOHN F. DEAN

DEAN, Special Trial Judge: This case was heard pursuant to the provisions of section 7463 of the Internal Revenue Code in effect when the petition was filed. Pursuant to section 7463(b), the decision to be entered is not reviewable by any other court, and this opinion shall not be treated as precedent for any other case. Unless otherwise indicated, subsequent section references are to the Internal Revenue Code in effect for the year in issue, and all Rule references are to the Tax Court Rules of Practice and Procedure.

For 2005 respondent determined a $ 9,389 deficiency in petitioners' Federal income tax and a section 6662(a) accuracy-related penalty of $ 1,878. The issues remaining 1*148 for decision are whether petitioners are: (1) Entitled to mortgage interest deductions greater than the amounts respondent determined; (2) entitled to deduct in 2005 a passive activity loss sustained in 2002; (3) subject to the passive activity loss limitations of section 469; and (4) liable for a section 6662(a) accuracy-related penalty.

Background

Some of the facts have been stipulated and are so found. The stipulation of facts and the exhibits received into evidence are incorporated herein by reference. When the petition was filed, petitioners resided in California.

During 2005 petitioner Nicholas Damer (Mr. Damer) worked as a licensed private investigator and as an attorney. Petitioner Margaret Flynn worked as an independent contractor performing pediatric physical therapy.

Sometime in 1986 petitioners constructed an office building, Liberty Court, which houses Mr. Damer's law practice and is also held by petitioners as rental real estate.

Over the years petitioners acquired several loans that were used to construct or improve Liberty Court, to fund Mr. Damer's law practice, and to improve petitioners' personal residence. For example, in September 1998 petitioners acquired a $ 650,000 loan from First National Bank of Northern California (FNB) in order to renew or modify an existing *149 commercial real estate loan. The FNB loan was secured by Liberty Court. In December 2005 they acquired a $ 540,508.05 loan from Bank of America (BOA). The BOA loan was used to pay off the FNB loan, and it too was secured by Liberty Court. In December 2002 they acquired a $ 644,000 loan from HomeComings Financial (HCF) that was secured by a first mortgage on their residence. In January 2004 they acquired a $ 100,000 line of credit from HCF that was secured by a second mortgage on their residence. In October 2005 they acquired a $ 975,340.58 loan from HCF. The 2005 HCF loan was used to pay off the 2002 and 2004 HCF loans, and it also was secured by a first mortgage on their residence. In November 2005 petitioners acquired a $ 195,000 loan from Greenpoint Mortgage Funding, Inc. (GMF), which was secured by a second mortgage on their residence.

With each loan, petitioners financed certain fees, charges, or taxes, and in some instances they received cash or "Refunds" from the loan proceeds. They also claimed deductions for mortgage interest, points, and fees, charges, or taxes on their 2005 Form 1040, U.S. Individual Income Tax Return. On Schedule C, Profit or Loss From Business, they claimed *150 a deduction for mortgage interest of $ 58,057 with respect to Mr. Damer's law practice. On Schedule E, Supplemental Income and Loss, they claimed deductions for mortgage interest of $ 31,868 and bank fees of $ 33. On Schedule A, Itemized Deductions, they claimed deductions for mortgage interest of $ 16,936 and points of $ 4,875. During the examination of their return, Mr. Damer told respondent's Appeals officer that their deductions for mortgage interest included points, fees, charges, or taxes from previous loans that were paid when those loans were refinanced in 2005.

From third-party payor reports respondent determined that petitioners paid mortgage interest of: (1) $ 28,034 to HCF; (2) $ 35,945 to FNB; (3) $ 10,018 to HCF; and (4) $ 672 to HCF. Respondent disallowed a portion of petitioners' deductions for mortgage interest because the amounts they claimed were more than the amounts their lenders reported. Respondent then allocated petitioners' deductions for mortgage interest to Schedules C, E, and A, respectively, because he could not match "specific mortgage interest to specific Forms or Schedules". 2 But respondent made no adjustment to petitioners' Schedule A deduction for *151 points of $ 4,875.

DiscussionI. Burden of Proof

The Commissioner's determinations in a notice of deficiency are presumed correct, and the taxpayer bears the burden to prove that the determinations are in error. Rule 142(a); Welch v. Helvering, 290 U.S. 111,

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Bluebook (online)
2009 T.C. Summary Opinion 145, 2009 Tax Ct. Summary LEXIS 147, Counsel Stack Legal Research, https://law.counselstack.com/opinion/damer-v-commr-tax-2009.