Trask v. Comm'r
This text of 2010 T.C. Memo. 78 (Trask 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.
Opinion
The taxpayer was entitled to a property tax deduction of $ 14,829 for 2001. He was not entitled to deduct real estate losses in excess of $ 25,000 for 2001. His petition to redetermine his 2002 tax liability was not timely and was dismissed for lack of jurisdiction. He was not entitled to deduct 22 percent of the repair expenses he incurred during 2001, and was liable for the accuracy-related penalty and additions to tax.
MEMORANDUM FINDINGS OF FACT AND OPINION
GOEKE,
| Additions to Tax | Penalties | ||
| Year | Deficiency | ||
| 2001 | $ 138,491 | $ 34,621.75 | $ 27,698.20 |
| 2002 | 110,939 | 27,734.75 | 22,187.80 |
The issues for decision are:
1. Whether this Court has jurisdiction to redetermine petitioner's 2002 tax year liability. We hold that we do not;
2. whether petitioner was a real estate professional, and if so, whether he elected to treat his rental real estate activities as a single activity pursuant to
3. whether petitioner is entitled to a net operating loss (NOL) carryover of $ 49,958 for 2001. We hold that he is not;
4. whether petitioner is entitled to a property tax deduction of $ 14,829 in *84 2001 with respect to a parcel of land in San Bernardino, California. We hold that he is;
5. whether petitioner is entitled to a deduction for "Repairs" claimed on his Schedule E, Supplemental Income and Loss, for 2001. We hold that petitioner is entitled to 78 percent of the deductions claimed;
6. whether petitioner is entitled to amortization deductions on his 2001 tax return. We hold that he is not;
7. whether petitioner is liable for an accuracy-related penalty under
8. whether petitioner is liable for an addition to tax under
FINDINGS OF FACT
The stipulation of facts and the attached exhibits are incorporated herein by this reference. Petitioner resided in California at the time he filed his petitions.
Petitioner owned more than 30 rental properties during 2001. Petitioner had acquired these properties over the preceding 25 years.
Petitioner filed Forms 1040, U.S. Individual Income Tax Return, for 1994 through 1999 and 2001. Petitioner aggregated his rental properties and reported his profits and losses on an aggregated basis. Respondent has no record of petitioner's filing a Federal income *85 tax return for 2000.
Petitioner's 1995 return was examined, and a notice of deficiency was issued. Petitioner timely petitioned this Court for redetermination. On March 26, 2001, a stipulated decision was entered in docket No. 15363-97 in which petitioner agreed to an adjustment in income tax due for taxable year 1995 of $ 793 with no accuracy-related penalty. The stipulated decision reflected respondent's disallowance of Schedule E losses in excess of the $ 25,000 passive activity loss limitation. This led to a decrease of $ 102,879 in the claimed passive loss. At trial petitioner claimed that he filed an amended 1996 return with a single activity election, but he failed to provide evidence that a 1996 amended return was filed. Respondent maintains there is no record of such a return being filed.
Petitioner filed a Schedule E with his 2001 Federal income tax return. Petitioner claimed a net loss of $ 27,340 for 2001 from his rental real estate activities. Respondent has stipulated that petitioner incurred expenses and depreciation of at least $ 395,165 for 2001. Petitioner aggregated his rental income and expenses as a single activity. Petitioner consistently followed this practice
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The taxpayer was entitled to a property tax deduction of $ 14,829 for 2001. He was not entitled to deduct real estate losses in excess of $ 25,000 for 2001. His petition to redetermine his 2002 tax liability was not timely and was dismissed for lack of jurisdiction. He was not entitled to deduct 22 percent of the repair expenses he incurred during 2001, and was liable for the accuracy-related penalty and additions to tax.
MEMORANDUM FINDINGS OF FACT AND OPINION
GOEKE,
| Additions to Tax | Penalties | ||
| Year | Deficiency | ||
| 2001 | $ 138,491 | $ 34,621.75 | $ 27,698.20 |
| 2002 | 110,939 | 27,734.75 | 22,187.80 |
The issues for decision are:
1. Whether this Court has jurisdiction to redetermine petitioner's 2002 tax year liability. We hold that we do not;
2. whether petitioner was a real estate professional, and if so, whether he elected to treat his rental real estate activities as a single activity pursuant to
3. whether petitioner is entitled to a net operating loss (NOL) carryover of $ 49,958 for 2001. We hold that he is not;
4. whether petitioner is entitled to a property tax deduction of $ 14,829 in *84 2001 with respect to a parcel of land in San Bernardino, California. We hold that he is;
5. whether petitioner is entitled to a deduction for "Repairs" claimed on his Schedule E, Supplemental Income and Loss, for 2001. We hold that petitioner is entitled to 78 percent of the deductions claimed;
6. whether petitioner is entitled to amortization deductions on his 2001 tax return. We hold that he is not;
7. whether petitioner is liable for an accuracy-related penalty under
8. whether petitioner is liable for an addition to tax under
FINDINGS OF FACT
The stipulation of facts and the attached exhibits are incorporated herein by this reference. Petitioner resided in California at the time he filed his petitions.
Petitioner owned more than 30 rental properties during 2001. Petitioner had acquired these properties over the preceding 25 years.
Petitioner filed Forms 1040, U.S. Individual Income Tax Return, for 1994 through 1999 and 2001. Petitioner aggregated his rental properties and reported his profits and losses on an aggregated basis. Respondent has no record of petitioner's filing a Federal income *85 tax return for 2000.
Petitioner's 1995 return was examined, and a notice of deficiency was issued. Petitioner timely petitioned this Court for redetermination. On March 26, 2001, a stipulated decision was entered in docket No. 15363-97 in which petitioner agreed to an adjustment in income tax due for taxable year 1995 of $ 793 with no accuracy-related penalty. The stipulated decision reflected respondent's disallowance of Schedule E losses in excess of the $ 25,000 passive activity loss limitation. This led to a decrease of $ 102,879 in the claimed passive loss. At trial petitioner claimed that he filed an amended 1996 return with a single activity election, but he failed to provide evidence that a 1996 amended return was filed. Respondent maintains there is no record of such a return being filed.
Petitioner filed a Schedule E with his 2001 Federal income tax return. Petitioner claimed a net loss of $ 27,340 for 2001 from his rental real estate activities. Respondent has stipulated that petitioner incurred expenses and depreciation of at least $ 395,165 for 2001. Petitioner aggregated his rental income and expenses as a single activity. Petitioner consistently followed this practice *86 on the Schedules E attached to his 1995, 1998, 1999, 2001, 2002, and 2003 Federal income tax returns. Petitioner's 1996 and 1997 returns are not a part of this record; however, there is no evidence to suggest that petitioner calculated his losses and profits differently during those years.
Before 2001 petitioner held a mortgage on real property owned by Occidental Financial Group, Inc. (Occidental), in San Bernardino, California. Petitioner did not own shares in Occidental but lent $ 400,000 to the company in exchange for a deed of trust on the property. Petitioner lent the money to guarantee an interest income stream for himself. As owner of the property, Occidental was liable to pay the property tax but went bankrupt. The bankruptcy court revised the terms of petitioner's note, and Occidental made a few payments; but the payments eventually ceased. To avoid the county's seizure of the property, petitioner paid $ 14,829 of real estate property tax in 2001.
On September 12, 2006, respondent mailed petitioner a notice of deficiency for 2001 disallowing all claimed expenses from his rental real estate activities. On December 1, 2006, respondent mailed petitioner a notice of deficiency *87 for 2002. On December 11, 2006, petitioner timely filed a petition with this Court for redetermination of the deficiency for 2001. On March 13, 2007, petitioner filed a petition with this Court for redetermination of the deficiency for 2002. Petitioner's petition was received by the Court on March 13, 2007, in an envelope bearing a U.S. Postal Service postmark dated March 6, 2007, 95 days after respondent mailed petitioner the notice of deficiency for 2002. A trial was held on May 7, 2009, in Los Angeles, California.
OPINION
This Court's jurisdiction to redetermine a deficiency depends on the issuance of a valid notice of deficiency and a timely filed petition.
We hold that the petition was not timely filed and thus this Court does not have jurisdiction to redetermine petitioner's 2002 tax liability, pursuant to either
As a general rule, the Commissioner's determinations in a notice of deficiency are presumed correct, and the taxpayer bears the burden of proving that the determinations are in error.
Deductions are a matter of legislative grace, and the taxpayer bears the burden of proving that he is entitled to any claimed deductions.
First we must decide whether petitioner elected for 2001 to treat his rental real estate activities as one activity under
Petitioner claimed a loss of $ 27,340 from his rental real estate activities for 2001. Generally,
A passive activity includes the conduct of any trade or business in which the taxpayer does not materially participate.
Petitioner on his 2001 income tax return claimed expenses of $ 356,119 and reported gross rental receipts on his Schedule C, Profit or Loss From Business, of $ 328,779, yielding a loss of $ 27,340. Petitioner claims he is entitled to deduct more than $ 25,000 from his Schedule E rental real estate activities for 2001. In order to receive this deduction, petitioner must satisfy three requirements: (1) He must establish that he qualifies as a real estate professional pursuant to
Under (i) More than one-half of the personal services performed in trades or businesses by the taxpayer during such taxable year are performed in real property trades or businesses in which the taxpayer materially participates, and (ii) such taxpayer performs more than 750 hours of services during the taxable year in real property trades or businesses in which the taxpayer materially participates.
Petitioner owned 33 properties in Southern California throughout 2001. Respondent argues that petitioner failed to prove that he performed more than 750 hours of service in real estate property trades or businesses in 2001.
"The extent of an individual's participation in an activity may be established *92 by any reasonable means."
On the basis of the record and testimony provided at trial, we find that petitioner has established that he spent more than 750 hours performing significant work on his rental properties and that this was his sole business during 2001. Petitioner provided evidence to support that he handled over 80 issues for 11 pieces of property. Respondent concedes that petitioner performed repairs for larger projects himself and also hired contractors. Petitioner presented work logs for his properties identifying the portions of the properties being repaired and whether a specific contractor was hired. Thus, we find that petitioner is a qualified real estate professional within *93 the meaning of
Next, we must determine whether petitioner elected to treat his rental real estate activities as a single activity pursuant to
At trial petitioner claimed that during discussions with respondent about the calculations which ultimately led to a stipulated decision for the 1995 taxable year in 2001, he wrote on a piece of paper that he wanted to aggregate his rental real estate and tried handing it over to respondent. Petitioner argues that by giving respondent this note, he was electing to aggregate his rental real estate activities.
Since 1994 petitioner has aggregated his rental income and expenses as if the rental real estate activities were a single activity. Petitioner did not attach to any return a statement electing to treat his rental real estate activities as a single activity. The fact that petitioner consistently aggregated the rental income and expenses from the rental properties on his Schedules E is not a deemed election under the requirements of
In
On the record before us, we find petitioner was a real estate professional during the years at issue but conclude that petitioner does not satisfy the exception set forth in
Petitioner claimed NOL carryovers of $ 49,958 from 2000 into 2001. In the notice of deficiency respondent disallowed the 2001 NOL carryovers.
Generally, the period for an NOL carryback is 2 years and the period for an NOL carryover is 20 years.
Petitioner is not entitled to any NOL carryover for 2001 because he has not shown that he elected to relinquish his carryback period as required by
During 2001 petitioner held a mortgage and deed of trust in a parcel of land owned by Occidental. The deed of trust is the collateral for a promissory note given by Occidental, as owner of the property, to petitioner. As owner, Occidental was liable to pay the property tax. Occidental filed for bankruptcy, and the bankruptcy court revised the note; but payments on the mortgage stopped. Petitioner paid $ 14,829 of property tax in 2001 to forestall seizure of the property by the county in satisfaction of Occidental's tax liability.
We hold petitioner is entitled to a property tax deduction of $ 14,829.
Petitioner claimed deductions for repairs on his 33 rental real estate properties for 2001. Petitioner asserts that beginning in 1996 he planned to capitalize all repair expenses over $ 5,000 and increase that threshold 5 percent each year. Respondent maintains that 78 percent of the amount claimed for these repairs should be immediately deductible and 22 percent should be capitalized. The parties have stipulated that petitioner incurred $ 134,863 for repairs in 2001. As stated, respondent agrees that 78 percent *99 of this amount, or $ 105,193, is currently deductible in 2001. We are left to decide whether the remaining 22 percent is currently deductible.
In contrast, deductible repair expenditures include those made merely to maintain property in operating condition. See Ill. The cost of incidental repairs which neither materially add to the value of the property nor appreciably prolong its life, but keep it in an ordinarily efficient operating condition, may be deducted as an expense, provided the cost of acquisition orproduction or the gain or loss basis of the taxpayer's plant, equipment, or other property, as the case may be, is not increased *100 by the amount of such expenditures. Repairs in the nature of replacements, to the extent that they arrest deterioration and appreciably prolong the life of the property, shall either be capitalized and depreciated in accordance with
The deductibility of repair expenses also depends upon the context in which the repairs are made. Courts have held that expenses incurred as part of a general plan of rehabilitation must be capitalized even if they would have been deductible as ordinary and necessary business expenses if separately incurred. See
In June 2008 petitioner met with respondent and agreed that $ 30,107 of the claimed $ 134,863 of repair expenses (22 percent) for 2001 was for capital expenditures.
Petitioner now claims that he should be allowed to deduct the remaining 22 percent of the amounts spent in 2001 to make up for amounts that he was not permitted to deduct before 1995. Petitioner has not substantiated this claim with any evidence, and it is unclear how events before *101 1995 affect the years in issue in any event. Consequently, petitioner is not entitled to deduct 22 percent of the repair expenses he incurred during 2001.
Respondent determined that petitioner is liable for an accuracy-related penalty under
On the record before us, we conclude that petitioner failed to carry his burden of showing that there was reasonable cause for the underpayment of tax for 2001. To the contrary, the record establishes that some of petitioner's practices were negligent. Petitioner knew that he was not following the law when he tried to deduct 100 percent of his repairs as ordinary and necessary expenses. Petitioner planned to capitalize all expenses over $ 5,000 and increase that threshold 5 percent each year. This is not the proper standard for determining whether the amounts incurred for repairs should be capitalized. The proper standard is whether the expenditures extended the life of the properties, increased their value, or changed their character. *104 Petitioner admits that he replaced the roofs on his properties. These expenditures extended the life of the rental properties and therefore were not ordinary and necessary business expenses.
Accordingly, we hold that petitioner is liable for the accuracy-related penalty under
Respondent determined that petitioner is liable for an addition to tax under
Initially, the Commissioner bears the burden of producing evidence that the return was filed late and that it was appropriate to impose the addition to tax.
Respondent determined an addition to tax under
Petitioner contends that he believed he was able to file his 2001 return late because he assumed that his NOLs would make his liability zero. Petitioner's argument that he thought his liability was zero does not excuse the late filing. Petitioner presented no evidence of reasonable cause for his failure to timely file his return. *106 Accordingly, we hold that petitioner is liable for the
To reflect the foregoing,
An order of dismissal for lack of jurisdiction will be entered in docket No. 6105-07.
Footnotes
1. Unless otherwise indicated, all section references are to the Internal Revenue Code, and all Rule references are to the Tax Court Rules of Practice and Procedure.↩
Related
Cite This Page — Counsel Stack
2010 T.C. Memo. 78, 99 T.C.M. 1335, 2010 Tax Ct. Memo LEXIS 83, Counsel Stack Legal Research, https://law.counselstack.com/opinion/trask-v-commr-tax-2010.