The article provides an example of how to pro-rate rental expenses between personal use days and rental days. In the example, there are 90 days of rental use and 225 days of personal use. The taxpayer in the example has $4,500 in “mortgage insurance” – by which I assume is meant “mortgage interest” because there is no other item tagged as “mortgage interest” and there would not be “mortgage insurance” without “mortgage interest” – along with $3,000 in real property taxes and $17,200 in expenses deductible only on account of rental activity, such as cleaning, insurance, repairs, utilities, and depreciation. According to the example, the taxpayers are permitted to deduct 90/225 of this amount.
There are two errors in this example. The first is the use of a fraction 90/225. The total days of use equal 315 (90 + 225). Thus, the rental portion is 90/315, not 90/225. The second is the lumping together of the deductions allowable in any event (mortgage interest and real property taxes) and the deductions allowable only on account of the rental use. This approach is the position taken by the IRS, but it is a position rejected by taxpayers and by the courts.
Understanding the second error requires a bit of background and an exercise in statutory interpretation. Section 280A(e) provides as follows:
(e) Expenses Attributable to Rental.--Thus, it is appropriate in the example to multiply $17,200 by the rental use fraction (90/315, not 90/225). However, the mortgage interest and real property taxes are not subject to the section 280A(e) fraction. Instead, when computing the limitation on the total deductions attributable to the rental activity, as provided in section 280A(c)(5), the taxpayer must reduce rental gross income by “the deductions allocable to such use which are allowable under this chapter for the taxable year whether or not such unit (or portion thereof) was so used.” Translated, the means the reduction equals “the mortgage interest and real property taxes allocable to the rental use” because those deductions are allowable whether or not the property is used as rental property. Thus, the question is, “What is the meaning of ‘allocable to such use’?” The IRS takes the position that the allocation is computed using the rental use fraction, and in the case of the example, by using 90/315. Thirty years ago, a taxpayer took the position that the appropriate fraction was 90/365, arguing that a portion of the interest and taxes relate to each day in the year, and pointing out that if Congress wanted to use the section 280A(e) fraction it would have used the section 280A(e) language in section 280(c)(5), something it did not do.
(1) In general.--In any case where a taxpayer who is an individual or an electing small business corporation uses a dwelling unit for personal purposes on any day during the taxable year (whether or not he is treated under this section as using such unit as a residence), the amount deductible under this chapter with respect to expenses attributable to the rental of the unit (or portion thereof) for the taxable year shall not exceed an amount which bears the same relationship to such expenses as the number of days during each year that the unit (or portion thereof) is rented at a fair rental bears to the total number of days during such year that the unit (or portion thereof) is used.
(2) Exception for deductions otherwise allowable.--This subsection shall not apply with respect to deductions which would be allowable under this chapter for the taxable year whether or not such unit (or portion thereof) was rented.
The taxpayer, in Bolton v. Comr., 77 T.C. 104 (1981), prevailed. The IRS appealed to the Ninth Circuit. It lost. See Bolton v. Comr., 694 F.2d 556 (9th Cir. 1982), aff’g 77 T.C. 104 (1981). In the many cases that have since arisen dealing with this issue, the taxpayers have prevailed, including a decision in the Tenth Circuit that followed the Ninth Circuit reasoning. Yet the IRS persists, perhaps hoping that another appellate court will decide in its favor, leading to a decision by the Supreme Court to resolve the dispute. Unfortunately, the IRS position is flat-out wrong, it has been consistently and uniformly rejected, and it puts taxpayers in the unfortunate position of choosing between an adverse tax outcome or the risk and cost of an IRS audit and litigation.
For a commercial tax return preparer to provide an example that makes no mention of the Bolton case or its progeny is appalling. How many taxpayers will end up paying more in taxes than current law requires? I’m told by the practitioner who alerted me to this web page that the same article appeared a year ago, the practitioner called and explained the errors, and the page was taken down. Now it has reappeared. The practitioner noted that another phone call this year is very unlikely.
Teaching section 280A in the shadow of Bolton and the IRS refusal to concede makes the basic tax course even more challenging, for me and for students, than it otherwise needs to be. The only silver lining in the cloud is that it provides an opportunity to help students think about the advice they would give to a client or tax return preparer who faces the issue. How should the tax return be filed? What are the advantages and disadvantages of using the Bolton approach? What are the benefits of following the IRS approach and ignoring the Bolton line of cases? Someone who relies on the H&R Block Press Center Newsroom Story Ideas posting would not be asking those questions because they are not being asked those questions. They would be living in an artificial tax world in which Bolton and its progeny do not exist. That’s not a good way to practice tax.