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Where To File 2012 TaxesEfile 2012Turbotax Login Tax Return 2012Unemployed And Taxes1040x Tax Form For 2013Tax Slayer1040 Ez Forms For 2012Irs Forms 1040 2011Income Tax SoftwareHow To Do An Amended Tax Return1040x TaxHow Can I File My 2006 TaxesAmend 2009 Tax ReturnForm 1040ez 20121049ezFree State Tax FileHow To Amend Your Tax ReturnIrs E File 2012Can You E File An Amended ReturnI Need To File An Amended Tax ReturnFree Tax Filing For Low IncomeFree H&r Block MilitaryHr Block MilitaryH&r Block 2011 Tax Software Download1040ez 2010printable Tax FormsInformation About Tax Returns For StudentsHow To Amend TaxesH R Block MilitaryHow To Complete A 1040xMyfreetaxes1040ez Form 2012File 2009 Taxes For FreeForgot To File 2012 TaxesFile Tax Return For 2011State Tax Return FilingHow To File Amended TaxesFiling Taxes As UnemployedFree State TaxesEfile 2012 Tax ReturnAmended Tax Returns

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Efile taxes free Index A Assistance (see Tax help) F Free tax services, How To Get Tax Help H Help (see Tax help) High-low method: Introduction, High-low method. Efile taxes free October 1, 2010 (Table 1) (see List of states under October 1, 2010 (High-low method) ) Transition rules, High-low method. Efile taxes free I Internet: Per diem rates, Per diem rates on the Internet. Efile taxes free Introduction, Introduction M More information (see Tax help) O October 1, 2010 (High-low method): Arizona (AZ), Per Diem Rate Tables California (CA), Per Diem Rate Tables Colorado (CO), Per Diem Rate Tables District of Columbia (DC), Per Diem Rate Tables Florida (FL), Per Diem Rate Tables Illinois (IL), Per Diem Rate Tables Maryland (MD), Per Diem Rate Tables Massachusetts (MA), Per Diem Rate Tables New York (NY), Per Diem Rate Tables Pennsylvania (PA), Per Diem Rate Tables Rhode Island (RI), Per Diem Rate Tables Utah (UT), Per Diem Rate Tables Virginia (VA), Per Diem Rate Tables Washington (WA), Per Diem Rate Tables Wyoming (WY), Per Diem Rate Tables P Per diem rates: High-cost localities, High-low method. Efile taxes free High-low method, High-low method. Efile taxes free Internet, Per diem rates on the Internet. Efile taxes free Regular federal method, Regular federal per diem rate method. Efile taxes free Standard rate for unlisted localities, High-low method. Efile taxes free , Regular federal per diem rate method. Efile taxes free Transition rules, High-low method. Efile taxes free , Federal per diem rate method. Efile taxes free Publications (see Tax help) R Regular federal method: Introduction, Regular federal per diem rate method. Efile taxes free Transition rules, Federal per diem rate method. Efile taxes free T Table 2 (High-low method, October 1, 2010), Per Diem Rate Tables Tax help, How To Get Tax Help Taxpayer Advocate, Taxpayer Advocate Service. Efile taxes free Transition rules:, Transition Rules Example: High-low method, High-low method. Efile taxes free Regular federal method, Federal per diem rate method. Efile taxes free High-low method, High-low method. Efile taxes free Regular federal method, Federal per diem rate method. Efile taxes free TTY/TDD information, How To Get Tax Help Prev  Up     Home   More Online Publications
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The Efile Taxes Free

Efile taxes free 3. Efile taxes free   Ordinary or Capital Gain or Loss for Business Property Table of Contents Introduction Topics - This chapter discusses: Useful Items - You may want to see: Section 1231 Gains and LossesNonrecaptured section 1231 losses. Efile taxes free Depreciation RecaptureSection 1245 Property Section 1250 Property Installment Sales Gifts Transfers at Death Like-Kind Exchanges and Involuntary Conversions Multiple Properties Introduction When you dispose of business property, your taxable gain or loss is usually a section 1231 gain or loss. Efile taxes free Its treatment as ordinary or capital is determined under rules for section 1231 transactions. Efile taxes free When you dispose of depreciable property (section 1245 property or section 1250 property) at a gain, you may have to recognize all or part of the gain as ordinary income under the depreciation recapture rules. Efile taxes free Any remaining gain is a section 1231 gain. Efile taxes free Topics - This chapter discusses: Section 1231 gains and losses Depreciation recapture Useful Items - You may want to see: Publication 534 Depreciating Property Placed in Service Before 1987 537 Installment Sales 547 Casualties, Disasters and Thefts 551 Basis of Assets 946 How To Depreciate Property Form (and Instructions) 4797 Sales of Business Property See chapter 5 for information about getting publications and forms. Efile taxes free Section 1231 Gains and Losses Section 1231 gains and losses are the taxable gains and losses from section 1231 transactions (discussed below). Efile taxes free Their treatment as ordinary or capital depends on whether you have a net gain or a net loss from all your section 1231 transactions. Efile taxes free If you have a gain from a section 1231 transaction, first determine whether any of the gain is ordinary income under the depreciation recapture rules (explained later). Efile taxes free Do not take that gain into account as section 1231 gain. Efile taxes free Section 1231 transactions. Efile taxes free   The following transactions result in gain or loss subject to section 1231 treatment. Efile taxes free Sales or exchanges of real property or depreciable personal property. Efile taxes free This property must be used in a trade or business and held longer than 1 year. Efile taxes free Generally, property held for the production of rents or royalties is considered to be used in a trade or business. Efile taxes free Depreciable personal property includes amortizable section 197 intangibles (described in chapter 2 under Other Dispositions). Efile taxes free Sales or exchanges of leaseholds. Efile taxes free The leasehold must be used in a trade or business and held longer than 1 year. Efile taxes free Sales or exchanges of cattle and horses. Efile taxes free The cattle and horses must be held for draft, breeding, dairy, or sporting purposes and held for 2 years or longer. Efile taxes free Sales or exchanges of other livestock. Efile taxes free This livestock does not include poultry. Efile taxes free It must be held for draft, breeding, dairy, or sporting purposes and held for 1 year or longer. Efile taxes free Sales or exchanges of unharvested crops. Efile taxes free The crop and land must be sold, exchanged, or involuntarily converted at the same time and to the same person and the land must be held longer than 1 year. Efile taxes free You cannot keep any right or option to directly or indirectly reacquire the land (other than a right customarily incident to a mortgage or other security transaction). Efile taxes free Growing crops sold with a lease on the land, though sold to the same person in the same transaction, are not included. Efile taxes free Cutting of timber or disposal of timber, coal, or iron ore. Efile taxes free The cutting or disposal must be treated as a sale, as described in chapter 2 under Timber and Coal and Iron Ore. Efile taxes free Condemnations. Efile taxes free The condemned property must have been held longer than 1 year. Efile taxes free It must be business property or a capital asset held in connection with a trade or business or a transaction entered into for profit, such as investment property. Efile taxes free It cannot be property held for personal use. Efile taxes free Casualties and thefts. Efile taxes free The casualty or theft must have affected business property, property held for the production of rents and royalties, or investment property (such as notes and bonds). Efile taxes free You must have held the property longer than 1 year. Efile taxes free However, if your casualty or theft losses are more than your casualty or theft gains, neither the gains nor the losses are taken into account in the section 1231 computation. Efile taxes free For more information on casualties and thefts, see Publication 547. Efile taxes free Property for sale to customers. Efile taxes free   A sale, exchange, or involuntary conversion of property held mainly for sale to customers is not a section 1231 transaction. Efile taxes free If you will get back all, or nearly all, of your investment in the property by selling it rather than by using it up in your business, it is property held mainly for sale to customers. Efile taxes free Example. Efile taxes free You manufacture and sell steel cable, which you deliver on returnable reels that are depreciable property. Efile taxes free Customers make deposits on the reels, which you refund if the reels are returned within a year. Efile taxes free If they are not returned, you keep each deposit as the agreed-upon sales price. Efile taxes free Most reels are returned within the 1-year period. Efile taxes free You keep adequate records showing depreciation and other charges to the capitalized cost of the reels. Efile taxes free Under these conditions, the reels are not property held for sale to customers in the ordinary course of your business. Efile taxes free Any gain or loss resulting from their not being returned may be capital or ordinary, depending on your section 1231 transactions. Efile taxes free Copyrights. Efile taxes free    The sale of a copyright, a literary, musical, or artistic composition, or similar property is not a section 1231 transaction if your personal efforts created the property, or if you acquired the property in a way that entitled you to the basis of the previous owner whose personal efforts created it (for example, if you receive the property as a gift). Efile taxes free The sale of such property results in ordinary income and generally is reported in Part II of Form 4797. Efile taxes free Treatment as ordinary or capital. Efile taxes free   To determine the treatment of section 1231 gains and losses, combine all your section 1231 gains and losses for the year. Efile taxes free If you have a net section 1231 loss, it is ordinary loss. Efile taxes free If you have a net section 1231 gain, it is ordinary income up to the amount of your nonrecaptured section 1231 losses from previous years. Efile taxes free The rest, if any, is long-term capital gain. Efile taxes free Nonrecaptured section 1231 losses. Efile taxes free   Your nonrecaptured section 1231 losses are your net section 1231 losses for the previous 5 years that have not been applied against a net section 1231 gain. Efile taxes free Therefore, if in any of your five preceding tax years you had section 1231 losses, a net gain for the current year from the sale of section 1231 assets is ordinary gain to the extent of your prior losses. Efile taxes free These losses are applied against your net section 1231 gain beginning with the earliest loss in the 5-year period. Efile taxes free Example. Efile taxes free In 2013, Ben has a $2,000 net section 1231 gain. Efile taxes free To figure how much he has to report as ordinary income and long-term capital gain, he must first determine his section 1231 gains and losses from the previous 5-year period. Efile taxes free From 2008 through 2012 he had the following section 1231 gains and losses. Efile taxes free Year Amount 2008 -0- 2009 -0- 2010 ($2,500) 2011 -0- 2012 $1,800 Ben uses this information to figure how to report his net section 1231 gain for 2013 as shown below. Efile taxes free 1) Net section 1231 gain (2013) $2,000 2) Net section 1231 loss (2010) ($2,500)   3) Net section 1231 gain (2012) 1,800   4) Remaining net section 1231 loss from prior 5 years ($700)   5) Gain treated as  ordinary income $700 6) Gain treated as long-term  capital gain $1,300 Depreciation Recapture If you dispose of depreciable or amortizable property at a gain, you may have to treat all or part of the gain (even if otherwise nontaxable) as ordinary income. Efile taxes free To figure any gain that must be reported as ordinary income, you must keep permanent records of the facts necessary to figure the depreciation or amortization allowed or allowable on your property. Efile taxes free This includes the date and manner of acquisition, cost or other basis, depreciation or amortization, and all other adjustments that affect basis. Efile taxes free On property you acquired in a nontaxable exchange or as a gift, your records also must indicate the following information. Efile taxes free Whether the adjusted basis was figured using depreciation or amortization you claimed on other property. Efile taxes free Whether the adjusted basis was figured using depreciation or amortization another person claimed. Efile taxes free Corporate distributions. Efile taxes free   For information on property distributed by corporations, see Distributions to Shareholders in Publication 542, Corporations. Efile taxes free General asset accounts. Efile taxes free   Different rules apply to dispositions of property you depreciated using a general asset account. Efile taxes free For information on these rules, see Publication 946. Efile taxes free Section 1245 Property A gain on the disposition of section 1245 property is treated as ordinary income to the extent of depreciation allowed or allowable on the property. Efile taxes free See Gain Treated as Ordinary Income, later. Efile taxes free Any gain recognized that is more than the part that is ordinary income from depreciation is a section 1231 gain. Efile taxes free See Treatment as ordinary or capital under Section 1231 Gains and Losses, earlier. Efile taxes free Section 1245 property defined. Efile taxes free   Section 1245 property includes any property that is or has been subject to an allowance for depreciation or amortization and that is any of the following types of property. Efile taxes free Personal property (either tangible or intangible). Efile taxes free Other tangible property (except buildings and their structural components) used as any of the following. Efile taxes free See Buildings and structural components below. Efile taxes free An integral part of manufacturing, production, or extraction, or of furnishing transportation, communications, electricity, gas, water, or sewage disposal services. Efile taxes free A research facility in any of the activities in (a). Efile taxes free A facility in any of the activities in (a) for the bulk storage of fungible commodities (discussed on the next page). Efile taxes free That part of real property (not included in (2)) with an adjusted basis reduced by (but not limited to) the following. Efile taxes free Amortization of certified pollution control facilities. Efile taxes free The section 179 expense deduction. Efile taxes free Deduction for clean-fuel vehicles and certain refueling property. Efile taxes free Deduction for capital costs incurred in complying with Environmental Protection Agency sulfur regulations. Efile taxes free Deduction for certain qualified refinery property. Efile taxes free Deduction for qualified energy efficient commercial building property. Efile taxes free Amortization of railroad grading and tunnel bores, if in effect before the repeal by the Revenue Reconciliation Act of 1990. Efile taxes free (Repealed by Public Law 99-514, Tax Reform Act of 1986, section 242(a). Efile taxes free ) Certain expenditures for child care facilities if in effect before repeal by Public Law 101-58, Omnibus Budget Reconciliation Act of 1990, section 11801(a)(13) (except with regards to deductions made prior to November 5, 1990). Efile taxes free Expenditures to remove architectural and transportation barriers to the handicapped and elderly. Efile taxes free Deduction for qualified tertiary injectant expenses. Efile taxes free Certain reforestation expenditures. Efile taxes free Deduction for election to expense qualified advanced mine safety equipment property. Efile taxes free Single purpose agricultural (livestock) or horticultural structures. Efile taxes free Storage facilities (except buildings and their structural components) used in distributing petroleum or any primary product of petroleum. Efile taxes free Any railroad grading or tunnel bore. Efile taxes free Buildings and structural components. Efile taxes free   Section 1245 property does not include buildings and structural components. Efile taxes free The term building includes a house, barn, warehouse, or garage. Efile taxes free The term structural component includes walls, floors, windows, doors, central air conditioning systems, light fixtures, etc. Efile taxes free   Do not treat a structure that is essentially machinery or equipment as a building or structural component. Efile taxes free Also, do not treat a structure that houses property used as an integral part of an activity as a building or structural component if the structure's use is so closely related to the property's use that the structure can be expected to be replaced when the property it initially houses is replaced. Efile taxes free   The fact that the structure is specially designed to withstand the stress and other demands of the property and cannot be used economically for other purposes indicates it is closely related to the use of the property it houses. Efile taxes free Structures such as oil and gas storage tanks, grain storage bins, silos, fractionating towers, blast furnaces, basic oxygen furnaces, coke ovens, brick kilns, and coal tipples are not treated as buildings, but as section 1245 property. Efile taxes free Facility for bulk storage of fungible commodities. Efile taxes free   This term includes oil or gas storage tanks and grain storage bins. Efile taxes free Bulk storage means the storage of a commodity in a large mass before it is used. Efile taxes free For example, if a facility is used to store oranges that have been sorted and boxed, it is not used for bulk storage. Efile taxes free To be fungible, a commodity must be such that one part may be used in place of another. Efile taxes free   Stored materials that vary in composition, size, and weight are not fungible. Efile taxes free Materials are not fungible if one part cannot be used in place of another part and the materials cannot be estimated and replaced by simple reference to weight, measure, and number. Efile taxes free For example, the storage of different grades and forms of aluminum scrap is not storage of fungible commodities. Efile taxes free Gain Treated as Ordinary Income The gain treated as ordinary income on the sale, exchange, or involuntary conversion of section 1245 property, including a sale and leaseback transaction, is the lesser of the following amounts. Efile taxes free The depreciation and amortization allowed or allowable on the property. Efile taxes free The gain realized on the disposition (the amount realized from the disposition minus the adjusted basis of the property). Efile taxes free A limit on this amount for gain on like-kind exchanges and involuntary conversions is explained later. Efile taxes free For any other disposition of section 1245 property, ordinary income is the lesser of (1) earlier or the amount by which its fair market value is more than its adjusted basis. Efile taxes free See Gifts and Transfers at Death, later. Efile taxes free Use Part III of Form 4797 to figure the ordinary income part of the gain. Efile taxes free Depreciation taken on other property or taken by other taxpayers. Efile taxes free   Depreciation and amortization include the amounts you claimed on the section 1245 property as well as the following depreciation and amortization amounts. Efile taxes free Amounts you claimed on property you exchanged for, or converted to, your section 1245 property in a like-kind exchange or involuntary conversion. Efile taxes free Amounts a previous owner of the section 1245 property claimed if your basis is determined with reference to that person's adjusted basis (for example, the donor's depreciation deductions on property you received as a gift). Efile taxes free Depreciation and amortization. Efile taxes free   Depreciation and amortization that must be recaptured as ordinary income include (but are not limited to) the following items. Efile taxes free Ordinary depreciation deductions. Efile taxes free Any special depreciation allowance you claimed. Efile taxes free Amortization deductions for all the following costs. Efile taxes free Acquiring a lease. Efile taxes free Lessee improvements. Efile taxes free Certified pollution control facilities. Efile taxes free Certain reforestation expenses. Efile taxes free Section 197 intangibles. Efile taxes free Childcare facility expenses made before 1982, if in effect before the repeal of IRC 188. Efile taxes free Franchises, trademarks, and trade names acquired before August 11, 1993. Efile taxes free The section 179 deduction. Efile taxes free Deductions for all the following costs. Efile taxes free Removing barriers to the disabled and the elderly. Efile taxes free Tertiary injectant expenses. Efile taxes free Depreciable clean-fuel vehicles and refueling property (minus the amount of any recaptured deduction). Efile taxes free Environmental cleanup costs. Efile taxes free Certain reforestation expenses. Efile taxes free Qualified disaster expenses. Efile taxes free Any basis reduction for the investment credit (minus any basis increase for credit recapture). Efile taxes free Any basis reduction for the qualified electric vehicle credit (minus any basis increase for credit recapture). Efile taxes free Example. Efile taxes free You file your returns on a calendar year basis. Efile taxes free In February 2011, you bought and placed in service for 100% use in your business a light-duty truck (5-year property) that cost $10,000. Efile taxes free You used the half-year convention and your MACRS deductions for the truck were $2,000 in 2011 and $3,200 in 2012. Efile taxes free You did not take the section 179 deduction. Efile taxes free You sold the truck in May 2013 for $7,000. Efile taxes free The MACRS deduction in 2013, the year of sale, is $960 (½ of $1,920). Efile taxes free Figure the gain treated as ordinary income as follows. Efile taxes free 1) Amount realized $7,000 2) Cost (February 2011) $10,000   3) Depreciation allowed or allowable (MACRS deductions: $2,000 + $3,200 + $960) 6,160   4) Adjusted basis (subtract line 3 from line 2) $3,840 5) Gain realized (subtract line 4 from line 1) $3,160 6) Gain treated as ordinary income (lesser of line 3 or line 5) $3,160 Depreciation on other tangible property. Efile taxes free   You must take into account depreciation during periods when the property was not used as an integral part of an activity or did not constitute a research or storage facility, as described earlier under Section 1245 property. Efile taxes free   For example, if depreciation deductions taken on certain storage facilities amounted to $10,000, of which $6,000 is from the periods before their use in a prescribed business activity, you must use the entire $10,000 in determining ordinary income from depreciation. Efile taxes free Depreciation allowed or allowable. Efile taxes free   The greater of the depreciation allowed or allowable is generally the amount to use in figuring the part of gain to report as ordinary income. Efile taxes free However, if in prior years, you have consistently taken proper deductions under one method, the amount allowed for your prior years will not be increased even though a greater amount would have been allowed under another proper method. Efile taxes free If you did not take any deduction at all for depreciation, your adjustments to basis for depreciation allowable are figured by using the straight line method. Efile taxes free   This treatment applies only when figuring what part of gain is treated as ordinary income under the rules for section 1245 depreciation recapture. Efile taxes free Multiple asset accounts. Efile taxes free   In figuring ordinary income from depreciation, you can treat any number of units of section 1245 property in a single depreciation account as one item if the total ordinary income from depreciation figured by using this method is not less than it would be if depreciation on each unit were figured separately. Efile taxes free Example. Efile taxes free In one transaction you sold 50 machines, 25 trucks, and certain other property that is not section 1245 property. Efile taxes free All of the depreciation was recorded in a single depreciation account. Efile taxes free After dividing the total received among the various assets sold, you figured that each unit of section 1245 property was sold at a gain. Efile taxes free You can figure the ordinary income from depreciation as if the 50 machines and 25 trucks were one item. Efile taxes free However, if five of the trucks had been sold at a loss, only the 50 machines and 20 of the trucks could be treated as one item in determining the ordinary income from depreciation. Efile taxes free Normal retirement. Efile taxes free   The normal retirement of section 1245 property in multiple asset accounts does not require recognition of gain as ordinary income from depreciation if your method of accounting for asset retirements does not require recognition of that gain. Efile taxes free Section 1250 Property Gain on the disposition of section 1250 property is treated as ordinary income to the extent of additional depreciation allowed or allowable on the property. Efile taxes free To determine the additional depreciation on section 1250 property, see Additional Depreciation, below. Efile taxes free Section 1250 property defined. Efile taxes free   This includes all real property that is subject to an allowance for depreciation and that is not and never has been section 1245 property. Efile taxes free It includes a leasehold of land or section 1250 property subject to an allowance for depreciation. Efile taxes free A fee simple interest in land is not included because it is not depreciable. Efile taxes free   If your section 1250 property becomes section 1245 property because you change its use, you can never again treat it as section 1250 property. Efile taxes free Additional Depreciation If you hold section 1250 property longer than 1 year, the additional depreciation is the actual depreciation adjustments that are more than the depreciation figured using the straight line method. Efile taxes free For a list of items treated as depreciation adjustments, see Depreciation and amortization under Gain Treated as Ordinary Income, earlier. Efile taxes free For the treatment of unrecaptured section 1250 gain, see Capital Gains Tax Rate, later. Efile taxes free If you hold section 1250 property for 1 year or less, all the depreciation is additional depreciation. Efile taxes free You will not have additional depreciation if any of the following conditions apply to the property disposed of. Efile taxes free You figured depreciation for the property using the straight line method or any other method that does not result in depreciation that is more than the amount figured by the straight line method; you held the property longer than 1 year; and, if the property was qualified property, you made a timely election not to claim any special depreciation allowance. Efile taxes free In addition, if the property was in a renewal community, you must not have elected to claim a commercial revitalization deduction for property placed in service before January 1, 2010. Efile taxes free The property was residential low-income rental property you held for 162/3 years or longer. Efile taxes free For low-income rental housing on which the special 60-month depreciation for rehabilitation expenses was allowed, the 162/3 years start when the rehabilitated property is placed in service. Efile taxes free You chose the alternate ACRS method for the property, which was a type of 15-, 18-, or 19-year real property covered by the section 1250 rules. Efile taxes free The property was residential rental property or nonresidential real property placed in service after 1986 (or after July 31, 1986, if the choice to use MACRS was made); you held it longer than 1 year; and, if the property was qualified property, you made a timely election not to claim any special depreciation allowance. Efile taxes free These properties are depreciated using the straight line method. Efile taxes free In addition, if the property was in a renewal community, you must not have elected to claim a commercial revitalization deduction. Efile taxes free Depreciation taken by other taxpayers or on other property. Efile taxes free   Additional depreciation includes all depreciation adjustments to the basis of section 1250 property whether allowed to you or another person (as carryover basis property). Efile taxes free Example. Efile taxes free Larry Johnson gives his son section 1250 property on which he took $2,000 in depreciation deductions, of which $500 is additional depreciation. Efile taxes free Immediately after the gift, the son's adjusted basis in the property is the same as his father's and reflects the $500 additional depreciation. Efile taxes free On January 1 of the next year, after taking depreciation deductions of $1,000 on the property, of which $200 is additional depreciation, the son sells the property. Efile taxes free At the time of sale, the additional depreciation is $700 ($500 allowed the father plus $200 allowed the son). Efile taxes free Depreciation allowed or allowable. Efile taxes free   The greater of depreciation allowed or allowable (to any person who held the property if the depreciation was used in figuring its adjusted basis in your hands) generally is the amount to use in figuring the part of the gain to be reported as ordinary income. Efile taxes free If you can show that the deduction allowed for any tax year was less than the amount allowable, the lesser figure will be the depreciation adjustment for figuring additional depreciation. Efile taxes free Retired or demolished property. Efile taxes free   The adjustments reflected in adjusted basis generally do not include deductions for depreciation on retired or demolished parts of section 1250 property unless these deductions are reflected in the basis of replacement property that is section 1250 property. Efile taxes free Example. Efile taxes free A wing of your building is totally destroyed by fire. Efile taxes free The depreciation adjustments figured in the adjusted basis of the building after the wing is destroyed do not include any deductions for depreciation on the destroyed wing unless it is replaced and the adjustments for depreciation on it are reflected in the basis of the replacement property. Efile taxes free Figuring straight line depreciation. Efile taxes free   The useful life and salvage value you would have used to figure straight line depreciation are the same as those used under the depreciation method you actually used. Efile taxes free If you did not use a useful life under the depreciation method actually used (such as with the units-of-production method) or if you did not take salvage value into account (such as with the declining balance method), the useful life or salvage value for figuring what would have been the straight line depreciation is the useful life and salvage value you would have used under the straight line method. Efile taxes free   Salvage value and useful life are not used for the ACRS method of depreciation. Efile taxes free Figure straight line depreciation for ACRS real property by using its 15-, 18-, or 19-year recovery period as the property's useful life. Efile taxes free   The straight line method is applied without any basis reduction for the investment credit. Efile taxes free Property held by lessee. Efile taxes free   If a lessee makes a leasehold improvement, the lease period for figuring what would have been the straight line depreciation adjustments includes all renewal periods. Efile taxes free This inclusion of the renewal periods cannot extend the lease period taken into account to a period that is longer than the remaining useful life of the improvement. Efile taxes free The same rule applies to the cost of acquiring a lease. Efile taxes free   The term renewal period means any period for which the lease may be renewed, extended, or continued under an option exercisable by the lessee. Efile taxes free However, the inclusion of renewal periods cannot extend the lease by more than two-thirds of the period that was the basis on which the actual depreciation adjustments were allowed. Efile taxes free Applicable Percentage The applicable percentage used to figure the ordinary income because of additional depreciation depends on whether the real property you disposed of is nonresidential real property, residential rental property, or low-income housing. Efile taxes free The percentages for these types of real property are as follows. Efile taxes free Nonresidential real property. Efile taxes free   For real property that is not residential rental property, the applicable percentage for periods after 1969 is 100%. Efile taxes free For periods before 1970, the percentage is zero and no ordinary income because of additional depreciation before 1970 will result from its disposition. Efile taxes free Residential rental property. Efile taxes free   For residential rental property (80% or more of the gross income is from dwelling units) other than low-income housing, the applicable percentage for periods after 1975 is 100%. Efile taxes free The percentage for periods before 1976 is zero. Efile taxes free Therefore, no ordinary income because of additional depreciation before 1976 will result from a disposition of residential rental property. Efile taxes free Low-income housing. Efile taxes free    Low-income housing includes all the following types of residential rental property. Efile taxes free Federally assisted housing projects if the mortgage is insured under section 221(d)(3) or 236 of the National Housing Act or housing financed or assisted by direct loan or tax abatement under similar provisions of state or local laws. Efile taxes free Low-income rental housing for which a depreciation deduction for rehabilitation expenses was allowed. Efile taxes free Low-income rental housing held for occupancy by families or individuals eligible to receive subsidies under section 8 of the United States Housing Act of 1937, as amended, or under provisions of state or local laws that authorize similar subsidies for low-income families. Efile taxes free Housing financed or assisted by direct loan or insured under Title V of the Housing Act of 1949. Efile taxes free   The applicable percentage for low-income housing is 100% minus 1% for each full month the property was held over 100 full months. Efile taxes free If you have held low-income housing at least 16 years and 8 months, the percentage is zero and no ordinary income will result from its disposition. Efile taxes free Foreclosure. Efile taxes free   If low-income housing is disposed of because of foreclosure or similar proceedings, the monthly applicable percentage reduction is figured as if you disposed of the property on the starting date of the proceedings. Efile taxes free Example. Efile taxes free On June 1, 2001, you acquired low-income housing property. Efile taxes free On April 3, 2012 (130 months after the property was acquired), foreclosure proceedings were started on the property and on December 3, 2013 (150 months after the property was acquired), the property was disposed of as a result of the foreclosure proceedings. Efile taxes free The property qualifies for a reduced applicable percentage because it was held more than 100 full months. Efile taxes free The applicable percentage reduction is 30% (130 months minus 100 months) rather than 50% (150 months minus 100 months) because it does not apply after April 3, 2012, the starting date of the foreclosure proceedings. Efile taxes free Therefore, 70% of the additional depreciation is treated as ordinary income. Efile taxes free Holding period. Efile taxes free   The holding period used to figure the applicable percentage for low-income housing generally starts on the day after you acquired it. Efile taxes free For example, if you bought low-income housing on January 1, 1997, the holding period starts on January 2, 1997. Efile taxes free If you sold it on January 2, 2013, the holding period is exactly 192 full months. Efile taxes free The applicable percentage for additional depreciation is 8%, or 100% minus 1% for each full month the property was held over 100 full months. Efile taxes free Holding period for constructed, reconstructed, or erected property. Efile taxes free   The holding period used to figure the applicable percentage for low-income housing you constructed, reconstructed, or erected starts on the first day of the month it is placed in service in a trade or business, in an activity for the production of income, or in a personal activity. Efile taxes free Property acquired by gift or received in a tax-free transfer. Efile taxes free   For low-income housing you acquired by gift or in a tax-free transfer the basis of which is figured by reference to the basis in the hands of the transferor, the holding period for the applicable percentage includes the holding period of the transferor. Efile taxes free   If the adjusted basis of the property in your hands just after acquiring it is more than its adjusted basis to the transferor just before transferring it, the holding period of the difference is figured as if it were a separate improvement. Efile taxes free See Low-Income Housing With Two or More Elements, next. Efile taxes free Low-Income Housing With Two or More Elements If you dispose of low-income housing property that has two or more separate elements, the applicable percentage used to figure ordinary income because of additional depreciation may be different for each element. Efile taxes free The gain to be reported as ordinary income is the sum of the ordinary income figured for each element. Efile taxes free The following are the types of separate elements. Efile taxes free A separate improvement (defined below). Efile taxes free The basic section 1250 property plus improvements not qualifying as separate improvements. Efile taxes free The units placed in service at different times before all the section 1250 property is finished. Efile taxes free For example, this happens when a taxpayer builds an apartment building of 100 units and places 30 units in service (available for renting) on January 4, 2011, 50 on July 18, 2011, and the remaining 20 on January 18, 2012. Efile taxes free As a result, the apartment house consists of three separate elements. Efile taxes free The 36-month test for separate improvements. Efile taxes free   A separate improvement is any improvement (qualifying under The 1-year test, below) added to the capital account of the property, but only if the total of the improvements during the 36-month period ending on the last day of any tax year is more than the greatest of the following amounts. Efile taxes free Twenty-five percent of the adjusted basis of the property at the start of the first day of the 36-month period, or the first day of the holding period of the property, whichever is later. Efile taxes free Ten percent of the unadjusted basis (adjusted basis plus depreciation and amortization adjustments) of the property at the start of the period determined in (1). Efile taxes free $5,000. Efile taxes free The 1-year test. Efile taxes free   An addition to the capital account for any tax year (including a short tax year) is treated as an improvement only if the sum of all additions for the year is more than the greater of $2,000 or 1% of the unadjusted basis of the property. Efile taxes free The unadjusted basis is figured as of the start of that tax year or the holding period of the property, whichever is later. Efile taxes free In applying the 36-month test, improvements in any one of the 3 years are omitted entirely if the total improvements in that year do not qualify under the 1-year test. Efile taxes free Example. Efile taxes free The unadjusted basis of a calendar year taxpayer's property was $300,000 on January 1 of this year. Efile taxes free During the year, the taxpayer made improvements A, B, and C, which cost $1,000, $600, and $700, respectively. Efile taxes free The sum of the improvements, $2,300, is less than 1% of the unadjusted basis ($3,000), so the improvements do not satisfy the 1-year test and are not treated as improvements for the 36-month test. Efile taxes free However, if improvement C had cost $1,500, the sum of these improvements would have been $3,100. Efile taxes free Then, it would be necessary to apply the 36-month test to figure if the improvements must be treated as separate improvements. Efile taxes free Addition to the capital account. Efile taxes free   Any addition to the capital account made after the initial acquisition or completion of the property by you or any person who held the property during a period included in your holding period is to be considered when figuring the total amount of separate improvements. Efile taxes free   The addition to the capital account of depreciable real property is the gross addition not reduced by amounts attributable to replaced property. Efile taxes free For example, if a roof with an adjusted basis of $20,000 is replaced by a new roof costing $50,000, the improvement is the gross addition to the account, $50,000, and not the net addition of $30,000. Efile taxes free The $20,000 adjusted basis of the old roof is no longer reflected in the basis of the property. Efile taxes free The status of an addition to the capital account is not affected by whether it is treated as a separate property for determining depreciation deductions. Efile taxes free   Whether an expense is treated as an addition to the capital account may depend on the final disposition of the entire property. Efile taxes free If the expense item property and the basic property are sold in two separate transactions, the entire section 1250 property is treated as consisting of two distinct properties. Efile taxes free Unadjusted basis. Efile taxes free   In figuring the unadjusted basis as of a certain date, include the actual cost of all previous additions to the capital account plus those that did not qualify as separate improvements. Efile taxes free However, the cost of components retired before that date is not included in the unadjusted basis. Efile taxes free Holding period. Efile taxes free   Use the following guidelines for figuring the applicable percentage for property with two or more elements. Efile taxes free The holding period of a separate element placed in service before the entire section 1250 property is finished starts on the first day of the month that the separate element is placed in service. Efile taxes free The holding period for each separate improvement qualifying as a separate element starts on the day after the improvement is acquired or, for improvements constructed, reconstructed, or erected, the first day of the month that the improvement is placed in service. Efile taxes free The holding period for each improvement not qualifying as a separate element takes the holding period of the basic property. Efile taxes free   If an improvement by itself does not meet the 1-year test (greater of $2,000 or 1% of the unadjusted basis), but it does qualify as a separate improvement that is a separate element (when grouped with other improvements made during the tax year), determine the start of its holding period as follows. Efile taxes free Use the first day of a calendar month that is closest to the middle of the tax year. Efile taxes free If there are two first days of a month that are equally close to the middle of the year, use the earlier date. Efile taxes free Figuring ordinary income attributable to each separate element. Efile taxes free   Figure ordinary income attributable to each separate element as follows. Efile taxes free   Step 1. Efile taxes free Divide the element's additional depreciation after 1975 by the sum of all the elements' additional depreciation after 1975 to determine the percentage used in Step 2. Efile taxes free   Step 2. Efile taxes free Multiply the percentage figured in Step 1 by the lesser of the additional depreciation after 1975 for the entire property or the gain from disposition of the entire property (the difference between the fair market value or amount realized and the adjusted basis). Efile taxes free   Step 3. Efile taxes free Multiply the result in Step 2 by the applicable percentage for the element. Efile taxes free Example. Efile taxes free You sold at a gain of $25,000 low-income housing property subject to the ordinary income rules of section 1250. Efile taxes free The property consisted of four elements (W, X, Y, and Z). Efile taxes free Step 1. Efile taxes free The additional depreciation for each element is: W-$12,000; X-None; Y-$6,000; and Z-$6,000. Efile taxes free The sum of the additional depreciation for all the elements is $24,000. Efile taxes free Step 2. Efile taxes free The depreciation deducted on element X was $4,000 less than it would have been under the straight line method. Efile taxes free Additional depreciation on the property as a whole is $20,000 ($24,000 − $4,000). Efile taxes free $20,000 is lower than the $25,000 gain on the sale, so $20,000 is used in Step 2. Efile taxes free Step 3. Efile taxes free The applicable percentages to be used in Step 3 for the elements are: W-68%; X-85%; Y-92%; and Z-100%. Efile taxes free From these facts, the sum of the ordinary income for each element is figured as follows. Efile taxes free   Step 1 Step 2 Step 3 Ordinary Income W . Efile taxes free 50 $10,000 68% $ 6,800 X -0- -0- 85% -0- Y . Efile taxes free 25 5,000 92% 4,600 Z . Efile taxes free 25 5,000 100% 5,000 Sum of ordinary income of separate elements $16,400 Gain Treated as Ordinary Income To find what part of the gain from the disposition of section 1250 property is treated as ordinary income, follow these steps. Efile taxes free In a sale, exchange, or involuntary conversion of the property, figure the amount realized that is more than the adjusted basis of the property. Efile taxes free In any other disposition of the property, figure the fair market value that is more than the adjusted basis. Efile taxes free Figure the additional depreciation for the periods after 1975. Efile taxes free Multiply the lesser of (1) or (2) by the applicable percentage, discussed earlier under Applicable Percentage. Efile taxes free Stop here if this is residential rental property or if (2) is equal to or more than (1). Efile taxes free This is the gain treated as ordinary income because of additional depreciation. Efile taxes free Subtract (2) from (1). Efile taxes free Figure the additional depreciation for periods after 1969 but before 1976. Efile taxes free Add the lesser of (4) or (5) to the result in (3). Efile taxes free This is the gain treated as ordinary income because of additional depreciation. Efile taxes free A limit on the amount treated as ordinary income for gain on like-kind exchanges and involuntary conversions is explained later. Efile taxes free Use Form 4797, Part III, to figure the ordinary income part of the gain. Efile taxes free Corporations. Efile taxes free   Corporations, other than S corporations, must recognize an additional amount as ordinary income on the sale or other disposition of section 1250 property. Efile taxes free The additional amount treated as ordinary income is 20% of the excess of the amount that would have been ordinary income if the property were section 1245 property over the amount treated as ordinary income under section 1250. Efile taxes free Report this additional ordinary income on Form 4797, Part III, line 26 (f). Efile taxes free Installment Sales If you report the sale of property under the installment method, any depreciation recapture under section 1245 or 1250 is taxable as ordinary income in the year of sale. Efile taxes free This applies even if no payments are received in that year. Efile taxes free If the gain is more than the depreciation recapture income, report the rest of the gain using the rules of the installment method. Efile taxes free For this purpose, include the recapture income in your installment sale basis to determine your gross profit on the installment sale. Efile taxes free If you dispose of more than one asset in a single transaction, you must figure the gain on each asset separately so that it may be properly reported. Efile taxes free To do this, allocate the selling price and the payments you receive in the year of sale to each asset. Efile taxes free Report any depreciation recapture income in the year of sale before using the installment method for any remaining gain. Efile taxes free For a detailed discussion of installment sales, see Publication 537. Efile taxes free Gifts If you make a gift of depreciable personal property or real property, you do not have to report income on the transaction. Efile taxes free However, if the person who receives it (donee) sells or otherwise disposes of the property in a disposition subject to recapture, the donee must take into account the depreciation you deducted in figuring the gain to be reported as ordinary income. Efile taxes free For low-income housing, the donee must take into account the donor's holding period to figure the applicable percentage. Efile taxes free See Applicable Percentage and its discussion Holding period under Section 1250 Property, earlier. Efile taxes free Part gift and part sale or exchange. Efile taxes free   If you transfer depreciable personal property or real property for less than its fair market value in a transaction considered to be partly a gift and partly a sale or exchange and you have a gain because the amount realized is more than your adjusted basis, you must report ordinary income (up to the amount of gain) to recapture depreciation. Efile taxes free If the depreciation (additional depreciation, if section 1250 property) is more than the gain, the balance is carried over to the transferee to be taken into account on any later disposition of the property. Efile taxes free However, see Bargain sale to charity, later. Efile taxes free Example. Efile taxes free You transferred depreciable personal property to your son for $20,000. Efile taxes free When transferred, the property had an adjusted basis to you of $10,000 and a fair market value of $40,000. Efile taxes free You took depreciation of $30,000. Efile taxes free You are considered to have made a gift of $20,000, the difference between the $40,000 fair market value and the $20,000 sale price to your son. Efile taxes free You have a taxable gain on the transfer of $10,000 ($20,000 sale price minus $10,000 adjusted basis) that must be reported as ordinary income from depreciation. Efile taxes free You report $10,000 of your $30,000 depreciation as ordinary income on the transfer of the property, so the remaining $20,000 depreciation is carried over to your son for him to take into account on any later disposition of the property. Efile taxes free Gift to charitable organization. Efile taxes free   If you give property to a charitable organization, you figure your deduction for your charitable contribution by reducing the fair market value of the property by the ordinary income and short-term capital gain that would have resulted had you sold the property at its fair market value at the time of the contribution. Efile taxes free Thus, your deduction for depreciable real or personal property given to a charitable organization does not include the potential ordinary gain from depreciation. Efile taxes free   You also may have to reduce the fair market value of the contributed property by the long-term capital gain (including any section 1231 gain) that would have resulted had the property been sold. Efile taxes free For more information, see Giving Property That Has Increased in Value in Publication 526. Efile taxes free Bargain sale to charity. Efile taxes free   If you transfer section 1245 or section 1250 property to a charitable organization for less than its fair market value and a deduction for the contribution part of the transfer is allowable, your ordinary income from depreciation is figured under different rules. Efile taxes free First, figure the ordinary income as if you had sold the property at its fair market value. Efile taxes free Then, allocate that amount between the sale and the contribution parts of the transfer in the same proportion that you allocated your adjusted basis in the property to figure your gain. Efile taxes free See Bargain Sale under Gain or Loss From Sales and Exchanges in chapter 1. Efile taxes free Report as ordinary income the lesser of the ordinary income allocated to the sale or your gain from the sale. Efile taxes free Example. Efile taxes free You sold section 1245 property in a bargain sale to a charitable organization and are allowed a deduction for your contribution. Efile taxes free Your gain on the sale was $1,200, figured by allocating 20% of your adjusted basis in the property to the part sold. Efile taxes free If you had sold the property at its fair market value, your ordinary income would have been $5,000. Efile taxes free Your ordinary income is $1,000 ($5,000 × 20%) and your section 1231 gain is $200 ($1,200 – $1,000). Efile taxes free Transfers at Death When a taxpayer dies, no gain is reported on depreciable personal property or real property transferred to his or her estate or beneficiary. Efile taxes free For information on the tax liability of a decedent, see Publication 559, Survivors, Executors, and Administrators. Efile taxes free However, if the decedent disposed of the property while alive and, because of his or her method of accounting or for any other reason, the gain from the disposition is reportable by the estate or beneficiary, it must be reported in the same way the decedent would have had to report it if he or she were still alive. Efile taxes free Ordinary income due to depreciation must be reported on a transfer from an executor, administrator, or trustee to an heir, beneficiary, or other individual if the transfer is a sale or exchange on which gain is realized. Efile taxes free Example 1. Efile taxes free Janet Smith owned depreciable property that, upon her death, was inherited by her son. Efile taxes free No ordinary income from depreciation is reportable on the transfer, even though the value used for estate tax purposes is more than the adjusted basis of the property to Janet when she died. Efile taxes free However, if she sold the property before her death and realized a gain and if, because of her method of accounting, the proceeds from the sale are income in respect of a decedent reportable by her son, he must report ordinary income from depreciation. Efile taxes free Example 2. Efile taxes free The trustee of a trust created by a will transfers depreciable property to a beneficiary in satisfaction of a specific bequest of $10,000. Efile taxes free If the property had a value of $9,000 at the date used for estate tax valuation purposes, the $1,000 increase in value to the date of distribution is a gain realized by the trust. Efile taxes free Ordinary income from depreciation must be reported by the trust on the transfer. Efile taxes free Like-Kind Exchanges and Involuntary Conversions A like-kind exchange of your depreciable property or an involuntary conversion of the property into similar or related property will not result in your having to report ordinary income from depreciation unless money or property other than like-kind, similar, or related property is also received in the transaction. Efile taxes free For information on like-kind exchanges and involuntary conversions, see chapter 1. Efile taxes free Depreciable personal property. Efile taxes free   If you have a gain from either a like-kind exchange or an involuntary conversion of your depreciable personal property, the amount to be reported as ordinary income from depreciation is the amount figured under the rules explained earlier (see Section 1245 Property), limited to the sum of the following amounts. Efile taxes free The gain that must be included in income under the rules for like-kind exchanges or involuntary conversions. Efile taxes free The fair market value of the like-kind, similar, or related property other than depreciable personal property acquired in the transaction. Efile taxes free Example 1. Efile taxes free You bought a new machine for $4,300 cash plus your old machine for which you were allowed a $1,360 trade-in. Efile taxes free The old machine cost you $5,000 two years ago. Efile taxes free You took depreciation deductions of $3,950. Efile taxes free Even though you deducted depreciation of $3,950, the $310 gain ($1,360 trade-in allowance minus $1,050 adjusted basis) is not reported because it is postponed under the rules for like-kind exchanges and you received only depreciable personal property in the exchange. Efile taxes free Example 2. Efile taxes free You bought office machinery for $1,500 two years ago and deducted $780 depreciation. Efile taxes free This year a fire destroyed the machinery and you received $1,200 from your fire insurance, realizing a gain of $480 ($1,200 − $720 adjusted basis). Efile taxes free You choose to postpone reporting gain, but replacement machinery cost you only $1,000. Efile taxes free Your taxable gain under the rules for involuntary conversions is limited to the remaining $200 insurance payment. Efile taxes free All your replacement property is depreciable personal property, so your ordinary income from depreciation is limited to $200. Efile taxes free Example 3. Efile taxes free A fire destroyed office machinery you bought for $116,000. Efile taxes free The depreciation deductions were $91,640 and the machinery had an adjusted basis of $24,360. Efile taxes free You received a $117,000 insurance payment, realizing a gain of $92,640. Efile taxes free You immediately spent $105,000 of the insurance payment for replacement machinery and $9,000 for stock that qualifies as replacement property and you choose to postpone reporting the gain. Efile taxes free $114,000 of the $117,000 insurance payment was used to buy replacement property, so the gain that must be included in income under the rules for involuntary conversions is the part not spent, or $3,000. Efile taxes free The part of the insurance payment ($9,000) used to buy the nondepreciable property (the stock) also must be included in figuring the gain from depreciation. Efile taxes free The amount you must report as ordinary income on the transaction is $12,000, figured as follows. Efile taxes free 1) Gain realized on the transaction ($92,640) limited to depreciation ($91,640) $91,640 2) Gain includible in income (amount not spent) 3,000     Plus: fair market value of property other than depreciable personal property (the stock) 9,000 12,000 Amount reportable as ordinary income (lesser of (1) or (2)) $12,000   If, instead of buying $9,000 in stock, you bought $9,000 worth of depreciable personal property similar or related in use to the destroyed property, you would only report $3,000 as ordinary income. Efile taxes free Depreciable real property. Efile taxes free   If you have a gain from either a like-kind exchange or involuntary conversion of your depreciable real property, ordinary income from additional depreciation is figured under the rules explained earlier (see Section 1250 Property), limited to the greater of the following amounts. Efile taxes free The gain that must be reported under the rules for like-kind exchanges or involuntary conversions plus the fair market value of stock bought as replacement property in acquiring control of a corporation. Efile taxes free The gain you would have had to report as ordinary income from additional depreciation had the transaction been a cash sale minus the cost (or fair market value in an exchange) of the depreciable real property acquired. Efile taxes free   The ordinary income not reported for the year of the disposition is carried over to the depreciable real property acquired in the like-kind exchange or involuntary conversion as additional depreciation from the property disposed of. Efile taxes free Further, to figure the applicable percentage of additional depreciation to be treated as ordinary income, the holding period starts over for the new property. Efile taxes free Example. Efile taxes free The state paid you $116,000 when it condemned your depreciable real property for public use. Efile taxes free You bought other real property similar in use to the property condemned for $110,000 ($15,000 for depreciable real property and $95,000 for land). Efile taxes free You also bought stock for $5,000 to get control of a corporation owning property similar in use to the property condemned. Efile taxes free You choose to postpone reporting the gain. Efile taxes free If the transaction had been a sale for cash only, under the rules described earlier, $20,000 would have been reportable as ordinary income because of additional depreciation. Efile taxes free The ordinary income to be reported is $6,000, which is the greater of the following amounts. Efile taxes free The gain that must be reported under the rules for involuntary conversions, $1,000 ($116,000 − $115,000) plus the fair market value of stock bought as qualified replacement property, $5,000, for a total of $6,000. Efile taxes free The gain you would have had to report as ordinary income from additional depreciation ($20,000) had this transaction been a cash sale minus the cost of the depreciable real property bought ($15,000), or $5,000. Efile taxes free   The ordinary income not reported, $14,000 ($20,000 − $6,000), is carried over to the depreciable real property you bought as additional depreciation. Efile taxes free Basis of property acquired. Efile taxes free   If the ordinary income you have to report because of additional depreciation is limited, the total basis of the property you acquired is its fair market value (its cost, if bought to replace property involuntarily converted into money) minus the gain postponed. Efile taxes free   If you acquired more than one item of property, allocate the total basis among the properties in proportion to their fair market value (their cost, in an involuntary conversion into money). Efile taxes free However, if you acquired both depreciable real property and other property, allocate the total basis as follows. Efile taxes free Subtract the ordinary income because of additional depreciation that you do not have to report from the fair market value (or cost) of the depreciable real property acquired. Efile taxes free Add the fair market value (or cost) of the other property acquired to the result in (1). Efile taxes free Divide the result in (1) by the result in (2). Efile taxes free Multiply the total basis by the result in (3). Efile taxes free This is the basis of the depreciable real property acquired. Efile taxes free If you acquired more than one item of depreciable real property, allocate this basis amount among the properties in proportion to their fair market value (or cost). Efile taxes free Subtract the result in (4) from the total basis. Efile taxes free This is the basis of the other property acquired. Efile taxes free If you acquired more than one item of other property, allocate this basis amount among the properties in proportion to their fair market value (or cost). Efile taxes free Example 1. Efile taxes free In 1988, low-income housing property that you acquired and placed in service in 1983 was destroyed by fire and you received a $90,000 insurance payment. Efile taxes free The property's adjusted basis was $38,400, with additional depreciation of $14,932. Efile taxes free On December 1, 1988, you used the insurance payment to acquire and place in service replacement low-income housing property. Efile taxes free Your realized gain from the involuntary conversion was $51,600 ($90,000 − $38,400). Efile taxes free You chose to postpone reporting the gain under the involuntary conversion rules. Efile taxes free Under the rules for depreciation recapture on real property, the ordinary gain was $14,932, but you did not have to report any of it because of the limit for involuntary conversions. Efile taxes free The basis of the replacement low-income housing property was its $90,000 cost minus the $51,600 gain you postponed, or $38,400. Efile taxes free The $14,932 ordinary gain you did not report is treated as additional depreciation on the replacement property. Efile taxes free If you sold the property in 2013, your holding period for figuring the applicable percentage of additional depreciation to report as ordinary income will have begun December 2, 1988, the day after you acquired the property. Efile taxes free Example 2. Efile taxes free John Adams received a $90,000 fire insurance payment for depreciable real property (office building) with an adjusted basis of $30,000. Efile taxes free He uses the whole payment to buy property similar in use, spending $42,000 for depreciable real property and $48,000 for land. Efile taxes free He chooses to postpone reporting the $60,000 gain realized on the involuntary conversion. Efile taxes free Of this gain, $10,000 is ordinary income from additional depreciation but is not reported because of the limit for involuntary conversions of depreciable real property. Efile taxes free The basis of the property bought is $30,000 ($90,000 − $60,000), allocated as follows. Efile taxes free The $42,000 cost of depreciable real property minus $10,000 ordinary income not reported is $32,000. Efile taxes free The $48,000 cost of other property (land) plus the $32,000 figured in (1) is $80,000. Efile taxes free The $32,000 figured in (1) divided by the $80,000 figured in (2) is 0. Efile taxes free 4. Efile taxes free The basis of the depreciable real property is $12,000. Efile taxes free This is the $30,000 total basis multiplied by the 0. Efile taxes free 4 figured in (3). Efile taxes free The basis of the other property (land) is $18,000. Efile taxes free This is the $30,000 total basis minus the $12,000 figured in (4). Efile taxes free The ordinary income that is not reported ($10,000) is carried over as additional depreciation to the depreciable real property that was bought and may be taxed as ordinary income on a later disposition. Efile taxes free Multiple Properties If you dispose of depreciable property and other property in one transaction and realize a gain, you must allocate the amount realized between the two types of property in proportion to their respective fair market values to figure the part of your gain to be reported as ordinary income from depreciation. Efile taxes free Different rules may apply to the allocation of the amount realized on the sale of a business that includes a group of assets. Efile taxes free See chapter 2. Efile taxes free In general, if a buyer and seller have adverse interests as to the allocation of the amount realized between the depreciable property and other property, any arm's length agreement between them will establish the allocation. Efile taxes free In the absence of an agreement, the allocation should be made by taking into account the appropriate facts and circumstances. Efile taxes free These include, but are not limited to, a comparison between the depreciable property and all the other property being disposed of in the transaction. Efile taxes free The comparison should take into account all the following facts and circumstances. Efile taxes free The original cost and reproduction cost of construction, erection, or production. Efile taxes free The remaining economic useful life. Efile taxes free The state of obsolescence. Efile taxes free The anticipated expenditures required to maintain, renovate, or modernize the properties. Efile taxes free Like-kind exchanges and involuntary conversions. Efile taxes free   If you dispose of and acquire depreciable personal property and other property (other than depreciable real property) in a like-kind exchange or involuntary conversion, the amount realized is allocated in the following way. Efile taxes free The amount allocated to the depreciable personal property disposed of is treated as consisting of, first, the fair market value of the depreciable personal property acquired and, second (to the extent of any remaining balance), the fair market value of the other property acquired. Efile taxes free The amount allocated to the other property disposed of is treated as consisting of the fair market value of all property acquired that has not already been taken into account. Efile taxes free   If you dispose of and acquire depreciable real property and other property in a like-kind exchange or involuntary conversion, the amount realized is allocated in the following way. Efile taxes free The amount allocated to each of the three types of property (depreciable real property, depreciable personal property, or other property) disposed of is treated as consisting of, first, the fair market value of that type of property acquired and, second (to the extent of any remaining balance), any excess fair market value of the other types of property acquired. Efile taxes free If the excess fair market value is more than the remaining balance of the amount realized and is from both of the other two types of property, you can apply the unallocated amount in any manner you choose. Efile taxes free Example. Efile taxes free A fire destroyed your property with a total fair market value of $50,000. Efile taxes free It consisted of machinery worth $30,000 and nondepreciable property worth $20,000. Efile taxes free You received an insurance payment of $40,000 and immediately used it with $10,000 of your own funds (for a total of $50,000) to buy machinery with a fair market value of $15,000 and nondepreciable property with a fair market value of $35,000. Efile taxes free The adjusted basis of the destroyed machinery was $5,000 and your depreciation on it was $35,000. Efile taxes free You choose to postpone reporting your gain from the involuntary conversion. Efile taxes free You must report $9,000 as ordinary income from depreciation arising from this transaction, figured as follows. Efile taxes free The $40,000 insurance payment must be allocated between the machinery and the other property destroyed in proportion to the fair market value of each. Efile taxes free The amount allocated to the machinery is 30,000/50,000 × $40,000, or $24,000. Efile taxes free The amount allocated to the other property is 20,000/50,000 × $40,000, or $16,000. Efile taxes free Your gain on the involuntary conversion of the machinery is $24,000 minus $5,000 adjusted basis, or $19,000. Efile taxes free The $24,000 allocated to the machinery disposed of is treated as consisting of the $15,000 fair market value of the replacement machinery bought and $9,000 of the fair market value of other property bought in the transaction. Efile taxes free All $16,000 allocated to the other property disposed of is treated as consisting of the fair market value of the other property that was bought. Efile taxes free Your potential ordinary income from depreciation is $19,000, the gain on the machinery, because it is less than the $35,000 depreciation. Efile taxes free However, the amount you must report as ordinary income is limited to the $9,000 included in the amount realized for the machinery that represents the fair market value of property other than the depreciable property you bought. Efile taxes free Prev  Up  Next   Home   More Online Publications