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All Forum Posts by: Janet Behm

Janet Behm has started 14 posts and replied 130 times.

Post: Capital Gains Tax Implications for Property Deed Transfer to LLC

Janet BehmPosted
  • Accountant
  • West Jordan, UT
  • Posts 140
  • Votes 81

Ali,

WARNING! WARNING!

Find a TAX ADVISOR, this week.

Properties in an LLC may not be subject to the half mill exclusion of capital gains.

Post: Invoice Expense Dates - Use billed date or paid date?

Janet BehmPosted
  • Accountant
  • West Jordan, UT
  • Posts 140
  • Votes 81

Jason,

It depends on your accounting system. Are you using "cash accounting" or "accrual accounting?"

Cash, the date it is paid. 

Accrual, the date is is owed.

There are MANY benefits to using accrual. 

Check with your tax pro for advice specific to you and your business.  

Corey, 

Look beyond the local stuff. 

There are three potentially big savings incentives you can claim thanks to the Inflation Reduction Act.

1) The (EEHIC)

The EEHIC is a federal tax credit that's worth 30% of the cost of qualified energy efficient home improvements, up to a maximum of $3,200 per year. That’s a nice savings to offset those big replacement price tags.

And since the EEHIC is available through 2032, it means you could spread out home improvement costs over the next 10 years to maximize those savings. (Note: After 2024 you can only get the credit if the purchased item has a product identification number and you include the number on your tax return.)

There are some stipulations to claiming the credit of course. To qualify, improvements must be made to your primary residence and must meet certain energy efficiency standards.

Plus, it's important to note that only certain kinds of upgrades actually qualify for the credit. Things like installing new insulation, replacing windows, upgrading your HVAC system, or even adding solar panels.

Figuring out which improvements to make can be tricky. But you don’t have to go at it blind. You could also get a home energy audit to see what actually needs updating. And, that expense also qualifies for the EEHIC.

2) The (RCEC)

This credit was set to expire in 2024 but the Inflation Reduction Act renewed it through 2034. Since the RCEC is a state-level tax credit it’s only available in some states and the amount of the credit varies from state to state — but it can be as much as $5,000 in some places.

Similar to the EEHIC, the RCEC gives you up to 30% of the expense for installing new energy regulating systems including solar, wind, geothermal, biomass, and fuel cell power.

However, keep in mind that it will no longer cover bio-mass furnaces and water heaters. But it will cover battery-storage technology (up to a certain capacity). For a more complete list of what does and does not qualify, the IRS has some FAQs.

3) The

While not a tax credit, these rebates can be a boost when you’re making improvements, particularly with your electric appliances. Eligibility depends on your family's income (should be below 150% of the median for your area).

Qualifying homeowners can get rebates for stoves and ovens (840), electric wiring (2,500), insulation/air sealing/ventilation (1,600), and heating or cooling with a heat pump (8,000).

Keep in mind that certain limits apply with these depending on your income (we can discuss these more), and the rebates may not be available in your area.

According to the Inflation Reduction Act, a total of $4.5 billion in rebates will be given out to families by state and tribal governments that create their own qualifying programs. The funds will be available up until September 30, 2031.

If you’re making plans to replace things in your home, especially appliances, you’ll want to see if you can get some money back on what you spend.

Post: How to donate or "abandon" property to the Harris County Flood Control District

Janet BehmPosted
  • Accountant
  • West Jordan, UT
  • Posts 140
  • Votes 81

Ginny, Check with the county assessor. 

If it is an easement, you may not be the owner of the easement. 

Post: Tax Question about inherited property

Janet BehmPosted
  • Accountant
  • West Jordan, UT
  • Posts 140
  • Votes 81

The first bit of advice: CHECK WITH YOUR TAX PRO. 

Everybody's circumstances are different. Each sibling has their own agenda.

A popular way to sell real estate, is owner financing. CHECK WITH YOUR REAL ESTATE ATTORNEY. Contracts are complicated. 

The primary benefit of seller financing in your case is: You can take small payments over many years, so you tax obligation doesn't take a big hit. 

The primary benefit of to your buyer is negotiating a fair price and a manageable payment schedule. 

Good Luck!

Post: Section 121 with LLC

Janet BehmPosted
  • Accountant
  • West Jordan, UT
  • Posts 140
  • Votes 81

Sim,

In the future, consider changing out of an LLC back to your personal.
I agree with Michael, if your CPA was advising you in this transaction, you need someone new. 

if you didn't consult your CPA, and made these decisions on your own, or on some friend's advice...CONSULT WITH A NEW CPA/TAX ADVISOR, BEFORE BUYING OR SELLING.

Good luck, Janet

Post: Section 121 with LLC

Janet BehmPosted
  • Accountant
  • West Jordan, UT
  • Posts 140
  • Votes 81
Sim, 
The provision is primarily to benefit homeowners, as a primary residence.
The Feds engineered the Section 121 for home owners (2 of the last 5-years).
It is not 'friendly' to investors (LLC is a business entity).
So, you got hit twice (Actually three-times, because you missed the 1/2 Mill exclusion for a married couple)
1. It was owned by a business at the time of sale
2. You held it in the business for less than a year (looks like a flip to the IRS). You pay short-term capital gains (higher than holding it for a year or more and it would then be long-term gains at a lower rate).
This experience will benefit you for the rest of you REI career.
Sure hurts now!

Post: 344 Utica Avenue

Janet BehmPosted
  • Accountant
  • West Jordan, UT
  • Posts 140
  • Votes 81

Albert, 

Dur diligence...

You would be wise to find a mentor.

The above info is nearly useless.

Look for a local Real Estate Investors Association (nationalREIA   dot com). Find members who are experienced in mixed use commercial. 

Do not be EAGER to pull the trigger without a serious deep dive and advice on this deal. 

Good Luck

Post: Looking for RE savvy accountant

Janet BehmPosted
  • Accountant
  • West Jordan, UT
  • Posts 140
  • Votes 81

Matthew, 

please contact my associate in New Hampshire. I don't have any connections in Maine. 

Catherine Tindall, CPA CTC

Dominion Enterprise Services

Epping, New Hampshire, United States

BP may delete the contact details, but you can do an internet search. Please let Catherine know I recommended her to you. Good Luck
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Ed, 

Lots, lots, lots of details. 

You need to talk with your tax pro. 

This is a usual case of: "It Depends"

How old are you? How close are you to retirement/death? and the list goes on.