Real Estate and *stuff *
A real person helping real people with real estate
You can scroll the shelf using ← and → keys
You Might Face Tax-Filing Delay This Year
January 27, 2013
In a rush to claim the home owner tax benefits Congress reinstated? Not so fast. The IRS isn’t ready to accept your tax returns.
Congress’s down-to-the-wire fiscal cliff deal on tax changes, which included some goodies for home owners, has put the IRS behind the eight ball. It’s scrambling to create new tax forms and modify old ones to reflect the tax code changes.
So if you’re raring to collect your due (and you’re eligible to), time to get Zen and sit tight.
In case you missed it, Congress resurrected:
So that’s the cool part. Now for the paperwork part.
What Kind of Delays are We Talking About?
The IRS was planning to have the 1040 — the workhorse form pretty much all of us have to fill out — on its website by Jan. 22. But now, it’s going to be Jan. 30. That means you can’t file your return until Jan. 30. It doesn’t matter if you file online or with paper — as far as filing is concerned, the IRS is closed for business until Jan. 30.
Still, that’s just over a week, and the various records you receive from banks, brokerages, and employers might not be ready until the end of January anyway. So it’s not a biggie.
But if you’re claiming the energy credits with Form 5695, you’ll have to wait longer. The IRS doesn’t even know when that form, along with many others, will be available. End of February? Beginning of March? Stay tuned.
Regardless, you should still be able to meet the April 15 deadline.
For now, gather your paperwork, such as proof of any credits you’re entitled to, so when the IRS is ready, you are, too. And check with your tax pro or customer service department of the software you use to make sure they’re up to speed as well.
Home owners win two important tax benefits in the fiscal cliff deal
January 5, 2013
The fiscal cliff deal Congress passed this week lets home owners keep the tax deduction for private mortgage insurance payments. It also says troubled home owners won’t owe income tax on amounts forgiven during a mortgage workout or foreclosure.
PMI is what you pay your lender each month if you put down less than 20% on a home, which protects the lender if you default on the home loan.
Without mortgage cancellation relief, home owners who have a portion of their mortgage forgiven as part of a workout plan, short sale, or foreclosure would have to pay income tax on the forgiven amount. This will keep the market moving forward!
In addition, the American Taxpayer Relief Act of 2012 lets home owners continue to keep up to $500,000 ($250,000 for individuals) in home sale profits tax-free. Only home sellers whose income is $450,000 or above (or singles earning $400,000 or more) and who net more $500,000 on the sale of their home would pay taxes on the excess capital gains. For the vast majority of home sellers, there’s no change.
For those earning above the $400,000-$450,000 threshold, the cap gains rate would rise to 20% from 15%.
Congress extended the tax deductions for all mortgage insurance premiums and for state and local property taxes, which, along with the mortgage interest deduction, are important tax considerations for home owners and buyers.
Why does home ownership matter to you, your wallet, your community and the economy?
November 25, 2011
Housing is a significant driver of the national economy— it accounts for more than 15% of the gross domestic product. In addition, six of the last eight recessions have ended as a result of robust housing markets; war spending ended the other two recessions. Home ownership is strongly tied to jobs in this country. For every two homes sold, one job is created in this country. In addition, each home purchase generates as much as $60,000 in economic activity over time.
It Pays to Support Responsible Home Ownership
Understand the role that home ownership plays in our economy and the programs that help make it attainable and sustainable for responsible home owners.
Your Mortgage Deduction: Turn Tax Savings into Home Value
There’s savings to be had when you own a home and take the mortgage interest deduction each year. Here are some smart—and fun—ways to use your accumulated tax savings.
Benefits of Home Ownership
Being a home owner is more than just having a roof over your head. It offers important social benefits, like higher academic achievement, more cohesive communities, better connected families, improved health and safety, and a stronger economy. Thinking of buying home? Let me know!
2011 Energy Tax Credits: What You Need to Know to Collect
February 11, 2011
Yes, taxes continued. I know, I know…how could we make Friday any more exciting?
The Energy Credit has been a great way to save net money on your home improvements. Looking ahead to this time next year, make sure you are choosing the right places to invest your green money. Washington is giving you less green for going green, as the feds reel back the 2011 energy tax credits from a lavish $1,500 to a paltry $500. Keep your receipts and be ready this time next year.
Other limits on energy tax credits besides $500 max
- Credit only extends to 10% of the cost (not the 30% of yesteryear), so you have to spend $5,000 to get $500.
- $500 is a lifetime limit. If you pocketed $500 or more in 2009 and 2010 combined, you’re not entitled to any more money for energy-efficient improvements in the above seven categories. But if you took $300 in the last two years, for example, you can get up to $200 in 2011.
- With some systems, your cap is even lower than $500.
- $500 is the max for all qualified improvements combined.
Certain systems capped below $500
No matter how much you spend on some approved items, you’ll never get the $500 credit–though you could combine some of these:
| System | Cap |
| New windows | $200 max (and no, not per window—overall) |
| Advanced main air-circulating fan | $50 max |
| Qualified natural gas, propane, or oil furnace or hot water boiler | $150 max |
| Approved electric and geothermal heat pumps; central air-conditioning systems; and natural gas, propane, or oil water heaters | $300 max |
And not all products are created equal in the feds’ eyes. Improvements have to meet IRS energy-efficiency standards to qualify for the tax credit. In the case of boilers and furnaces, they have to meet the 95 AFUE standard. EnergyStar.gov has the details.
Tax credits cover installation—sometimes
Rule of thumb: If installation is either particularly difficult or critical to safe functioning, the credit will cover labor. Otherwise, not. (Yes, you’d have to be pretty handy to install your own windows and roof, but the feds put these squarely in the “not covered” category.)
Installation covered for:
- Biomass stoves
- HVAC
- Non-solar water heaters
Installation not covered for:
- Insulation
- Roofs
- Windows, doors, and skylights
How to claim the 2011 energy tax credit
- Determine if the system you’re considering is eligible for the credits. Go to Energy Star’s website for detailed descriptions of what’s covered; then talk to your vendor.
- Save system receipts and manufacturer certifications. You’ll need them if the IRS asks for proof.
- File IRS Form 5695 with the rest of your tax forms in 2012.
This article provides general information about tax laws and consequences, but isn’t intended to be relied upon as tax or legal advice applicable to particular transactions or circumstances. Consult a tax professional for such advice, and remember that tax laws may vary by jurisdiction.
Schedule A Form: 6 Home Deduction Traps
February 8, 2011
Yes it’s that time of year again! The snowbanks are getting higher and taking on a “brownish” tint – the joy of winter has passed with the holiday season and we’re all looking forward to spring – why not spend this time doing something fun! Like taxes! Woot! No really…it’s a chore but it’s necessary and as a taxpayer you are entitled to every deduction available to you. That’s right, the IRS WANTS you to have an accurate number for your total tax liability.
This week I will have a series of articles on “Don’t Miss Tax Breaks” for home owners. I have a financial background as a CPA prior to becoming a Realtor. This is great stuff and I welcome your comments.
Get an “A” on your Schedule A Form: Dodge these tax deduction pitfalls to save time, money, and an IRS investigation.
Trap #1: Line 6 – real estate taxes
Your monthly mortgage payment often includes money for a tax escrow, from which the lender pays your local real estate taxes.
The money you send the bank may be more than what the bank pays for your taxes, says Julian Block, a tax attorney and author of Julian Block’s Home Seller’s Guide to Tax Savings. That will lead you to putting the wrong number on Schedule A.
Example:
- Your monthly payment to the lender: $2,000 for mortgage + $500 escrow for taxes
- Your annual property tax bill: $5,500
Now do the math:
- Your bank received $6,000 for real estate taxes, but only paid $5,500. It may keep the extra $500 to apply to the next tax bill or refund it to you at some point, but meanwhile, you’re making a mistake if you enter $6,000 on Schedule A.
- Instead, take the number from Form 1098—which your bank sends you each year—that shows the actual taxes paid.
Trap #2: Line 6 – tax calculations for recent buyers and sellers
If you bought or sold a home in the middle of 2010, figuring out what to put on line 6 of your Schedule A Form is tricky.
Don’t simply enter the number from your property tax bill on line 6 as you would if you owned the house the whole year. If you bought or sold a house in midyear, you should instead use the property tax amount listed on your HUD-1 closing statement, says Phil Marti, a retired IRS official.
Here’s why: Generally, depending on the local tax cycle, either the seller gives the buyer money to pay the taxes when they come due or, if the seller has already paid taxes, the buyer reimburses the seller at closing. Those taxes are deductible that year, but won’t be reflected on your property tax bill.
Trap #3: Line 10 – properly deducting points
You can deduct points paid on a refinance, but not all at once, says David Sands, a CPA with Buchbinder Tunick & Co LLP. Rather, you deduct them over the life of your loan. So if you paid $1,000 in points for a 10-year refinance, you’re entitled to deduct only $100 per year on your Schedule A Form.
Trap #4: Line 10 – HELOC limits
If you took out a home equity line of credit (HELOC), you can generally deduct the interest on it only up to $100,000 of debt each year, says Matthew Lender, a CPA with EisnerLubin LLP.
For example, if you have a HELOC for $200,000, the bank will send you Form 1098 for interest paid on $200,000. But you can deduct only the interest paid on $100,000. If you just pull the number off Form 1098, you’ll deduct more than you’re entitled to.
Trap #5: line 13 – Private mortgage insurance
You can deduct PMI on your Schedule A Form, as long as you started paying the insurance after Dec. 31, 2006. (Also, this is also a good time to review your PMI: You might be able to cancel your PMI altogether because you’ve had a change in loan-to-value status.)
Trap #6: line 20 – casualty and theft losses
You can deduct part or all of losses caused by theft, vandalism, fire, or similar causes, as well as corrosive drywall, but the process isn’t always obvious or simple:
- Only deduct losses that are greater than 10% of your adjusted gross income (line 38 of Form 1040).
- Fill out Form 4684, which involves complex calculations for the cost basis and fair market value. This form gives you the number you need for line 20.
Bottom line on line 20: If you’ve got extensive losses, it’s best to consult a tax pro. “I wouldn’t do it myself, and I’ve been dealing with taxes for 40 years,” says former IRS official Marti.
I know…not very exciting but necessary!
Real Estate and *stuff * 