Simply Junior

Tax deductions are not the top priority for most individual real estate investors. They often work out of their home with no employees, other than those on-site at the property. Challenges (aside from tax deductions) include selecting what property to purchase, screening tenants, repairs, managing expenses, obtaining financing, and deciding when to sell. This article addresses tax deductions sometimes over-looked by real estate owners.

Tax deductions reduce taxable income but do not directly reduce taxes. For example, $10,000 in additional tax deductions will generate $3,500 in federal income tax savings ($10,000 X 35%), assuming a 35% federal income tax rate. Since most require a cash expenditure, increasing actual expenses to increase tax deductions is not desirable. Let’s review fine-tuning the depreciation schedule and reclassifying existing expenditures to increase deductions.

Real estate depreciation is a potent but underutilized source of tax deductions Real estate depreciation schedules are commonly established by just separating land from the improvements. This is analogous to asking a world-class pianist to play a piano which is not tuned and has several keys which are not functioning. The results are just not as good as they should be.

Congress has provided depreciation as a tax deduction to encourage real estate ownership and investment. Numerous court decisions have provided clear guidance for accurately and precisely depreciating real estate. Cost segregation can typically increase real estate depreciation by 50-100% in the first 5-7 years of ownership.

Owners can claim a tax deduction windfall for properties owned more than one year by “catching-up” previously under-reported depreciation. After obtaining a cost segregation report, you can “catch-up” depreciation without filing any amended tax returns.

Another meaningful source of tax deductions is to scrutinize any cash expenditures which are being capitalized. Have minor repairs been capitalized in error? Are there more significant repairs which do not clearly extend the life of a component? Discussing these items with your accountant can yield additional tax deductions Also review items which were capitalized in prior years; can you claim any of them as current year tax deductions?

Child labor can be good when they are your children and you claim a tax deduction. Consult your accountant or CPA but this can generate additional tax deductions of $5,000 per child, upon which they pay no taxes. (If they are feeling generous, they may return the money as a tax-free gift.)

A tax-deductible vacation is an attractive option to make an expenditure deductible. Simply plan a vacation around a business trip for a meeting or seminar. Your airfare and hotel for the business period are deductible. Hotel before or after the business activity and your spouse’s airfare (assuming that your spouse is not involved in business) are not deductible. Half of meals during period with business activity are deductible.

Reviewing personal expenditures can generate additional tax deductions Items used for business such as computer, printer, office supplies, seminars, association dues, and business publications can be deducted. Long distance business phone calls can also be deducted. Self-employed persons can deduct the entire cost of health insurance premiums.

Record keeping for tax deductions does take a modest effort. However, the federal income tax savings make it worth the effort.

Cost segregation produces tax deductions and reduces federal income taxes across the country and in every size market. Below are just a few examples of cities where cost segregation generates meaningful tax deductions.

City:
Las Vegas, NV Boston, MA Tampa, FL Hartford, CT San Francisco, CA Memphis, TN Miami, FL Denver, CO Phoenix, AZ Orlando, FL Boise, ID Chicago, IL El Paso, TX Oxnard, CA Rochester, NY Cincinnati, OH Jackson, MS San Jose, CA Fresno, CA Charleston, SC Omaha, NE Oklahoma City, OK Buffalo, NY Albuquerque, NM San Antonio, TX Charlotte, NC Allentown, PA Austin, TX Baton Rouge, LA Jacksonville, TN

Cost segregation produces tax deductions for virtually all property types, including the following:

Property Type:
Used car lot Research and development Nursing home Lumber storage Truck stop Tennis club Hospital School Movie theatre Lodging

Almost every industry, including the following, can generate cost-efficient tax deductions by using cost segregation.

Industry:
Golf courses and country clubs Textile product mills Nondurable good wholesalers Durable good wholesalers Real estate lesser Electrical component manufacturing Textile mills Laundry facilities Automotive parts distributors Plastic and rubber products manufacturing

A retirement health plan is also known as Health Savings. They were established as part of the Medicare Prescription Drug, Improvement and Modernization Act which was signed into law by President G.W.Bush and was developed to replace the Medical Savings Account system.

Retirement health plans are a tax advantaged medical savings account available to taxpayers of the U.S. who are enrolled in a high deductible coverage plan. The funds deposited are not subject to federal income tax at time of deposit. Funds deposited to your retirement plan roll over and accumulate year to year. A savings plan is owned by the individual. Beginning early 2011, you will not be able to pay for over the counter medications with your health plan ( see section 9003 of H.R. 3590). Withdrawals from your retirement health savings plan not used for medical treatment are best used after retirement age. If taken earlier, they may incur penalties.

Funds in your retirement health savings plan can be invested in the same manner as in an individual retirement account (IRA) sheltered from taxation until the money is withdrawn and can still be sheltered.You always need to speak with a financial specialist, CPA or tax attorney before making any investments toward your future.

The benefit to your health plan is generally less of a premium than that of a traditional health insurance plan. Over time, if your medical expenses are low, and contributions are made on a regular basis to your retirement health saving plan, the account can accumulate significant assets that can be used for your health care tax free. They can also be used for your retirement on a tax-deferred basis.

The US needs more jobs. Our economy has not been fully repaired despite recent stimulus programs. Both sides argue now as to the value of extending tax cuts in order to stimulate the economy. How can we increase job production with tax cuts? I predict in 2011 new tax cuts will stimulate jobs and lift the US out of recession and economic crisis.

Instead of extending the current income tax cuts that do not directly stimulate hiring workers, I predict the US will devise new laws for employers who hire staff. Yes, a new law that allows additional income tax credits for hiring and retention of workers is the newest form of tax cut for the US. With this new law unemployment figures will improve, the economy will begin to accelerate and the national debt will be reduced.

Any new hires that increase an employer’s payroll will receive an additional 30 percent tax credit over and above the regular deductions for paid wages for the first six months. This tax cut would be in effect as long as the business does not lay off other workers. Any business that retains these new staff and maintains a higher payroll will receive an additional 20 percent tax credit on wages for the next six months. Then a 10 percent tax credit for increased payroll for the following whole year will be made. Employers will automatically feel less economic risk and uncertainty when hiring because of these new laws.

Of course, if a business later lays off any new or senior workers during that time, then that employer will lose that portion of their new tax credit and their regular deduction. Meanwhile all the employers who merely want to avoid or evade paying taxes will receive no further benefit in their federal income tax assessments.

New staff will soon start spending their paychecks while driving the engine of the US economy to new heights. These workers will also be paying taxes which will decrease the US national debt and fund necessary programs. This is the most effective single way to reward employers, hire jobless workers and lower the national debt. US citizens will demand the most effective solution possible – and I predict that this new tax law will be the answer in 2011 for the US.

It’s time to get started on your Federal income tax return, and get your tax refund on its way into your bank account. You would be surprised at how fast you can get your refund by doing your Federal income tax filing online. Filing online is the easiest and fastest way to prepare and file your taxes.

Electronic income tax filing is a fast, accurate and convenient way to file your tax return with the IRS over the internet. Over 70 million taxpayers are expected to file their Federal income tax online this year. From tax calculators, to all the forms you’re likely to need, tax filing online has it all.

Here are a few Federal income tax filing tips:

1. Look for a tax filing website that offers a free trial of their services so that you can see if their program is right for you.

2. Look for a tax filing website that has tax information and help you can access, if you have questions about a particular deduction or credit.

3. Look for a tax filing website that has an easy to follow interview system for obtaining your information.

4. If you have a tax refund due, be sure to have the funds direct deposited into your bank account. You can usually have your money in 10 to 16 days from the time you file

Whether you are filing a 1040ez or a more complex tax form, most online tax filing programs will be able to handle all of your needs. Whatever the case, I’m sure you’ll find that Federal income tax filing online, is the best way to do your taxes. Happy Filing!

Royalty trusts, in Finance, are classic flow-through investments vehicles. The trust, like a mutual fund, holds a portfolio of assets, which can be anything from producing oil and gas wells to power generating stations to interests in land. The net cash flow, i.e. the total cash flow minus revenues, is passed on to the unit-holders as distribution.

The purpose of a Real Estate Investment Trusts is to reduce or eliminate corporate income taxes. In the United States, where they are generally more widespread as investment vehicles, Real Estate Investment Trusts pay little or no federal income tax but are subject to a number of special requirements set forth in the Internal Revenue Code, one of which is the requirement to distribute annually at least 90 percent of their taxable income in the form of dividends to shareholders.

Real Estate Investment Trusts are, therefore, a special type of royalty trust. They specialize in real property, anything from office buildings to long-term care facilities. For illiquid assets like real estate, closed-end funds of this type make good sense. Open-end or ‘mutual’ real estate funds are subject to new money and redemption problems, entirely absent in closed-end trusts. The first Real Estate Investment Trust was introduced in the United States in 1960. The vehicle was designed to facilitate investments in large-scale income-producing real estate by smaller investors. The US model was simple, enabling small investors to acquire equity interests in vehicles holding large-scale commercial property.

But the birth of Real Estate Investments Trusts as a mass investment vehicle can be traced directly to the liquidity crisis encountered by open-end real estate mutual funds all the way back to 1991-92, during the slowdown of real estate that characterized those years. Faced with redemption demands on the part of unit-holders, real estate mutual funds were presented with the unpalatable option of selling valuable real properties into a distressed market to raise cash. Many of them, therefore, chose to close off redemptions and converted into Real Estate Investment Trusts, since then most commonly known as REIT’s. Only a few open-end real estate mutual funds continue to own real estate directly. Most now invest in shares of real estate-related companies.

The typical REIT usually distributes about 85 to 95 percent of its income (rental income from properties) to the shareholders, usually on a quarterly basis. This income gets a special tax break, because REIT’s shareholders are entitled to a deduction for the pro-rata share of capital cost allowance (depreciation on the real properties). As a result, a high percentage of the distributions are normally tax-deferred. However, the amount will vary from year to year and will differ depending on the particular REIT.

As with royalty trust, the value of tax-deferred income will reduce the adjusted cost base of the shares owned. For example, if an investor purchases 1,000 units at $15.50 per unit, receives $3,000 ($3.00 per share) in aggregate tax-deferred distribution over time, and the sells the shares for $17.50 each, the capital gain will be calculated as follows:

[1,000 x ($17.50 - $15.50 + $3.00)] = $5,000 before adjustments for commissions. In Canada, this gain will be subjected to capital gain treatment, so only 50 percent or $2,500 will be included in income and taxed accordingly. In fact, Canada allows preferential tax treatment to REIT’s by making them RRSP-eligible and by not considering them foreign property (which would taxed at a higher rate), so long as the real estate portfolio does not contain non-Canadian property in excess of the allowable limit.

REIT’s yields and the market price of units tend to be strongly influenced by interest rates movements. As rates drop, prices of REIT’s rise thus causing yields to drop. On the other hand, when interest rates rise, prices of REIT’s drop thus causing yields to rise.

For example, when interest rates were pushed up by both the Federal Reserve Board and the Bank of Canada all the way back in 2000, the typical REIT was yielding close to 14 percent as prices per share fell. When interest rates subsequently dropped, yields fell to less than 10 percent as demand for REIT’s increased thus pushing share prices higher.

This is a very important consideration to be kept in mind when investing or otherwise trading units involving this type of trusts. If interest rates appear to be poised to rise, investors may want to defer purchases, and those who own this type of shares already may consider reducing their exposure by selling and take in some profit.

There are typically two catches with REIT’s. The first is that since investors are ‘unit-holders’ rather than shareholders, they are potentially jointly and severally liable together with all other unit-holders (plus the trust itself) in the eventuality of insolvency. Instead of limited liability, investors rely on the REIT’s management to have property, casualty and liability insurance, prudent lending policies and other reasonable safeguards in place. Nevertheless there is always the possibility of a problem – say a catastrophic fire or a building collapse – that is not covered by insurance. This may have seemed like a very small matter prior to the attacks on the World Trade Center in 2001. Since then, however, it is something that has to be taken seriously.

The second problem with REIT’s is less transparent. All real estate properties depreciate in value over time (not the land, only the buildings). Depreciation can be somewhat slowed down by earmarking at times significant amounts of money for maintenance and renewal of facilities. Since most of the REIT’s income is being distributed and the capital cost allowance is being allocated to investors, investors are factually getting their own capital back over time. As such, the book value of the underlying real properties will be steadily depleting.

Obviously, if real estate markets are on the upswing the depreciation factor will not be overly important, since it will be offset by the appreciation of the underlying assets. But in essence, the point is that the long-term income stream is quite variable, certainly more variable than some managers would have investors believe.

As stated above, the inverse relationship between interest rates and prices of REIT’s shares plays an important role. On average, it is safe to assume that interest rate increases are likely to be met by REIT’s price declines in the Stock Exchange, because increasing rates correspond to a slowdown in the economic growth and less demand. But out of the context of the frantic buy and sell of Wall Street, even a slowdown in the market for single-family houses can actually benefit REIT’s. This is so, because even though real property prices are in decline, it is still cheaper to rent than to own, especially during a period of rising interest rates. And REIT’s thrive on rentals. In fact, no city is a better environment for REIT’s to operate in than New York City, where some 70 percent of residents rent.

Luigi Frascati