Investment Interest Expense

I Am an Investor – Does the AMT Apply to Me?

Friday, March 4th, 2011 | Print This Post Print This Post | Email This Post Email This Post

Every taxpayer with an investment portfolio of any size definitely needs to be concerned about the Alternative Minimum Tax.  Certain types of investments, and the income earned on those investments, are likely to trigger the AMT.  Most investors also have expenses associated with managing these portfolios, and certain of these expenses also can have an AMT impact.

It should be noted that only investments outside of qualified retirement plans – e.g., those investments not in a 401(k), an IRA or an employer’s retirement plan – are affected by the AMT, so it is these investments that are the focus of this article.

Investment income

Municipal bonds, in particular Private Activity Bonds

Interest earned on municipal bonds is exempt from the Regular Tax.  For the Alternative Minimum Tax, however, certain municipal bonds – those labeled “private activity bonds”- are subject to tax.  These types of bonds are used to support “private activities,” an example of which would be a local government’s development of an industrial park as an inducement for companies to locate in the area.

The concern to the investor is the negative impact that being subject to the AMT has on the bond’s effective yield.  For example, a municipal bond fund in today’s market may be yielding in excess of 4 percent, but if private activity bonds are a part of that fund’s portfolio, more than a quarter of the yield on this part can be lost due to the AMT.  That 4 percent quickly drops to a net-after-tax 3 percent yield!

Partnership investments

For an individual investing in a partnership, after the close of the year a tax form known as a “K-1” will be received.  Because the partnership is a pass-through entity for tax purposes, this form tells each partner what income or losses to report on his or her individual tax return.

On the Form K-1 there also is a box labeled “Alternative Minimum Tax (AMT) Items.”  If the partnership itself has any AMT items, they pass through and are reported by the individual partners just as the income or losses are.  It is fairly common for investment partnerships to have activities that generate AMT items, so investors should consider inquiring about this when initially evaluating the investment.  Here again, the anticipated yield can be reduced significantly if the AMT has to be paid.

Capital gains

Long-term capital gains are a bit of a sleeper issue with regard to the Alternative Minimum Tax.  Although officially they are taxed at the same tax rate for purposes of the AMT as they are for the Regular Tax (currently 15 percent), and they are not a specifically-identified AMT item, nonetheless they can have a significant impact on an individual’s Alternative Minimum Tax.  The reason for this is the fact that, as taxable income increases, the AMT exemption amount is gradually phased out.  Since capital gains are included in taxable income, that 15 percent Regular Tax rate easily creeps closer to a 20 percent rate when figuring the AMT.  This is especially important for those folks already in the phaseout income range ($150,000 to $440,000 for marrieds filing jointly; varies by filing status).

Investment expenses

Investment interest expense

If money is borrowed for the purpose of making investments, in general the interest paid on the debt is computed the same for the Alternative Minimum Tax as it is for the Regular Tax.  There are two exceptions, however.  One is if home equity indebtedness is used to acquire investment property.  This type of interest is first disallowed for the AMT because it is not considered “qualified residence interest,” but when used for investing it generally is considered an allowable deduction for the AMT.  The other exception is for interest on debt the proceeds of which were used to acquire private activity bonds.  Because this interest is disallowed for purposes of the Regular Tax under the rules that disallow interest if loan proceeds are used to acquire municipal bonds, the interest expense related to the private activity bonds is an allowable deductible for the AMT.

Investment interest income

Investment interest expense is an allowable deduction, but only to the extent the taxpayer has investment interest income.  For purposes of the AMT, investment income is computed somewhat differently than it is for the Regular Tax.  For example, if an individual has private activity bond interest, this is included in AMT investment income because it is taxable for the AMT.  Another example applies to taxpayers who have rental properties, where the Regular Tax-AMT differences in computing depreciation will result in a difference in investment income, thus affecting the amount of investment interest expense that may be deducted.

Other investment expenses

Investment-related expenses such as fees paid to an investment advisor, trust fees, safe-deposit box fees, etc. and any other expenses incurred in deriving income may be deducted for the Regular Tax, subject to certain limitations that apply.  The AMT allows no deduction for these expenses, however, so this item may factor into an individual’s Alternative Minimum Tax computation.

Summary

Taxpayers with an investment portfolio easily can find themselves caught in a number of traps set by the Alternative Minimum Tax.  But as the individual has total control over the investments made, these traps generally can be avoided with a little advance planning.  For investors currently stuck in the AMT, a review of the items triggering this tax will allow the individual to consider rearranging the portfolio to lessen this AMT impact.  The thing always to keep in mind is the simple fact that it is only the after tax yield that ends up in the individual investor’s bank account!

Real Estate and the AMT: Property Used in the Taxpayer’s Trade or Business

Sunday, October 10th, 2010 | Print This Post Print This Post | Email This Post Email This Post

The Alternative Minimum Tax is a very important consideration when real estate is involved because just about every tax rule applying to real estate is different for the AMT than it is for the Regular Tax.  This last part of our four-part series will talk about real estate used in a taxpayer’s trade or business.  This is a big investment for most small businesses, and the differences in tax treatment between the Regular Tax and the AMT can be significant.

For this article we are talking about businesses held in the form of a sole proprietorship, an S corporation, an LLC or a partnership.  All of the Regular Tax and AMT issues discussed here show up on the individual owner(s) Form 1040 because every one of these types of businesses is treated as a “pass-through” entity for tax purposes.

Following the order of the issues described in the earlier parts of this series, here is a look at them as they apply to trade or business property.

Interest expense

Interest paid on a mortgage taken out to acquire business property is fully deductible, both for the Regular Tax and the Alternative Minimum Tax.  Similar to the last article on rental/investment property, the limitations discussed in the first article on home mortgage interest simply not apply.

If the equity in the business property is used as security for an additional loan – a second mortgage, for example – then the taxpayer must look to the use of the proceeds of that loan.  If the proceeds are used for a car loan or to finance a child’s education or for any other purpose, then the interest is nondeductible personal interest.  So long as the proceeds are used in the business, the interest is fully deductible.

Property taxes

Property taxes paid on trade or business property are allowed in full both for Regular Tax purposes as well as for the Alternative Minimum Tax.

Depreciation

Depreciation is allowed for property used in a trade or business.  The portion of the cost allocable to land is not depreciable, but for the building itself and the furniture & equipment a depreciation deduction may be taken.

Real property (the legal definition of the building) used in a trade or business may only be depreciated for Regular Tax purposes under the “straight line” method over a useful life of 39 years.  Thus, a property with $390,000 allocated to the building would be depreciated at the rate of $10,000 per year.

Personal property (this is the legal definition of things such as machinery and equipment, furniture and fixtures, and computer equipment) may be depreciated for Regular Tax purposes under an “accelerated” method over a useful life of five or seven years.  An accelerated method allows a larger depreciation deduction in the early years, in recognition of the obsolescence factor in new property (computers are a good example).

For purposes of the AMT, however, personal property may only be depreciated by using a straight-line method.  Thus, an AMT item will be generated in the early years if the accelerated method is used.

Planning idea – consider electing to use the straight-line method of depreciation for Regular Tax purposes.  While giving up a little tax benefit from the greater depreciation in the early years, it could mean avoiding paying the AMT.

Active/passive investment rules and the “at-risk” rules

The active/passive investment rules generally do not apply to a small business, because the business owner almost always is heavily involved in the day-to-day operations of the enterprise, and, thus, by definition is active.  These rules would apply, however, to a financing partner or a silent partner who is not so involved.  As a reminder, these rules as well as the at-risk rules would apply only in the years the business had losses.

Sale of the property

Several different AMT issues can arise on the sale of business property.  These are essentially the same issues as those discussed in the last article, on Rental/Investment Property, with perhaps a few minor differences.

One AMT issue is that the taxpayer’s gain or loss will be different for the AMT than it is for Regular Tax purposes if the business personal property was depreciated using an accelerated method for Regular Tax purposes.  Because the straight-line method had to be used for Alternative Minimum Tax purposes, the gain or loss will be different and the taxpayer will have an AMT item to report on the Form 6251.

Gains on the sale of business property generally are capital gains, although a portion will be treated as ordinary income if the accelerated depreciation method was used.  Capital gains in and of themselves are not an AMT item, but they definitely can result in AMT being paid.  This is because the AMT exemption – that keeps many taxpayers out of the Alternative Minimum Tax – is phased out for taxpayers above certain income levels.  Additional income, even capital gains, can have the result of reducing the exemption which in turn increases taxable income for AMT purposes.

This issue is discussed in an article posted on amtblog.com on December 13, 2009.  This article also can be found by searching for “alternative minimum tax planning – investments – capital gains.”

This is the final of four articles on Real Estate and the AMT.  A new series of articles will begin soon, focusing on different types of taxpayers and the things to watch out for, along with associated planning opportunities, for each of these types.  Stay tuned!

Real Estate and the AMT: Rental or Investment Property

Wednesday, October 6th, 2010 | Print This Post Print This Post | Email This Post Email This Post

The Alternative Minimum Tax is a very important consideration for taxpayers who own real estate because just about every tax rule applying to real estate is different for the AMT than it is for the Regular Tax.  This third part of our four-part series on Real Estate and the AMT will address those situations where the individual holds the real estate as an investment, typically as rental property.  The differences in tax treatment between the Regular Tax and the AMT can be significant.

Following the order of the issues described in the earlier articles in this series, here is a look at them as they apply to rental/investment property.

Interest expense

Interest paid on the mortgage taken out to acquire the property is fully deductible, both for the Regular Tax and the Alternative Minimum Tax.  Unlike itemized deductions that allow a tax benefit for what amounts to personal expenses, the tax law generally allows all deductions a taxpayer has to make in the pursuit of business income. Thus, the limitations discussed in the previous article on home mortgage interest do not apply.

If, however, the equity in the rental property is used as security for an additional loan – a second mortgage, for example – then the taxpayer must look to how the proceeds of that loan are used to determine interest deductibility.  If the proceeds are used for a car loan or to finance a child’s education, for example. then the interest is nondeductible personal interest.  If the proceeds are used to improve the rental property, the interest is deductible.

Suggestion – it is best that taxpayers keep personal borrowings separate from business borrowings.  Mixing the two creates recordkeeping challenges and can result in disputes with the IRS.

Property taxes

Property taxes paid on rental or investment property are allowed in full both for Regular Tax purposes as well as for the Alternative Minimum Tax.

Planning idea – if you have an opportunity to pay your property tax bill either this year or next, pay it in a year when you have enough income from the property so as not to generate a rental loss.  This strategy can help avoid triggering the passive activity loss limitations described below.

Example – in Florida property tax bills are mailed in October, and are payable under the following discount schedule: November – 4%, December – 3%, January – 2%, February – 1%.  If you have a loss from the property in 2010 but expect to generate income in 2011, do not pay your bill in November or December – forgoing that small discount could help you avoid the loss-limitation rules.

Depreciation

Depreciation is allowed for property held for investment.  The portion of the cost allocable to land is not depreciable, but for the building itself and the furniture, appliances, carpeting, etc. a depreciation deduction may be taken.

Real property (this is the legal definition of the house or other building) held for rental/investment may only be depreciated for Regular Tax purposes under the “straight-line” method, over a useful life of 27.5 years.  Thus, a property with $275,000 allocated to the building would be depreciated at the rate of $10,000 per year.

Personal property (this is the legal definition of things such as furniture, appliances, carpeting and the like) may be depreciated for Regular Tax purposes under an “accelerated” method over a useful life of five years.  An accelerated method allows a larger depreciation deduction in the early years, in recognition of an obsolescence or decline-in-value factor that you see in new property (cars are a good example).

For purposes of the AMT, however, personal property may be depreciated only by using a straight-line method.  Thus, an AMT item will be generated in the early years if the accelerated method is used.

Planning idea – for personal property consider electing the straight-line method for Regular Tax purposes.  While giving up a little tax benefit from the greater depreciation in the early years, it could mean avoiding paying the AMT.

Active/passive investment rules and the “at-risk” rules

A taxpayer who is not “active” in managing investment property may not use losses from rental property to offset other income such as salaries and wages, dividends, interest, capital gains, etc.  Instead, these losses are deferred until the taxpayer either sells the property or generates passive income from this or other passive investment sources.

The at-risk rules similarly deny using these types of losses to the extent the taxpayer has acquired the investment with borrowed money and does not have personal liability on the debt.

Planning idea

If these loss limitations apply, consider the planning ideas mentioned above to minimize the losses being generated each year.  They are not doing you any good anyway.

Sale of the property

Several different AMT issues can arise on the sale of rental/investment property.  One is that your gain or loss may be different for the AMT than it is for Regular Tax purposes.  This would be caused if different depreciation methods were used.  For example, if the personal property was depreciated using an accelerated method for Regular Tax purposes, then the basis in that property when calculating gain or loss on sale would be different because the straight-line method had to be used for Alternative Minimum Tax purposes.

Gain on the sale of investment property generally is capital gain, although a portion may be treated as ordinary income depending on the accelerated depreciation method was used.  Capital gains in and of themselves are not an AMT item, but nonetheless they can result in AMT being paid.  This is because the AMT exemption amount is phased out for taxpayers at certain income levels, so this additional income can have the result of reducing the exemption which in turn increases taxable income for purposes of the Alternative Minimum Tax.

This issue is discussed in some detail in an article posted on amtblog.com on December 13, 2009.  This article also can be found by doing an internet search for “alternative minimum tax planning – investments – capital gains.”

Next in this series on Real Estate and the AMT – property used in a taxpayer’s trade or business.

It’s Fall: 10 Weeks of Alternative Minimum Tax Planning Ideas…Week 8

Sunday, December 20th, 2009 | Print This Post Print This Post | Email This Post Email This Post

Home Mortgage and Investment Interest Deductions

Home mortgage interest and investment interest both are deductible in computing the Regular Tax, although certain limitations apply. The Alternative Minimum Tax similarly allows these deductions, but they are subject to differences in the limitations. Understanding these differences will allow a taxpayer to plan in advance to minimize their AMT impact.

Home Mortgage Interest

In addition to the primary mortgage on a residence, allowable interest includes home equity loans and mortgages on a second home. For home equity loans not used to improve the residence, interest is deductible only to the extent the loan does not exceed $100,000.

Additional restrictions apply, however, before the interest is AMT-deductible. On home equity loans one must look to how the loan proceeds were used. If used to fix up or otherwise improve the primary residence, the interest is fully deductible for the AMT. If instead the money is used to buy a new car (a common way to get cheaper financing than a car loan), or other purpose not involving work on the residence, the interest is not deductible for the AMT. For example, assume $15,000 in interest on the first mortgage, and $2,000 of interest on the equity line of credit that was used to buy a new car. The total interest deduction for the Regular Tax is $17,000, yet for the AMT the deduction is limited to $15,000. That $2,000 is one of the items reported on the Form 6251.

For Regular Tax purposes, a second home that will qualify for the mortgage interest deduction includes certain mobile homes or boats, in addition to the traditional single family home or condominium. For purposes of the Alternative Minimum Tax, however, only interest on real estate loans is deductible – interest on the mobile home or boat loan is not deductible for the AMT.

From a planning point of view, a taxpayer needs to know the AMT consequences of these different types of borrowing. Failure to do so can make a big difference in the actual cost of the loan. If it is deductible, Uncle Sam is paying part of the cost for you; if not, you’re carrying it all on your own.

Investment Interest

Investment interest is interest expense incurred to purchase investments. A margin loan on a brokerage account is an example. This interest expense is deductible to the extent a taxpayer has qualifying investment income. If the expense exceeds the income for any particular year, the excess is carried forward to be used in a future year.

For the Alternative Minimum Tax, investment income is computed the same as it is for Regular Tax purposes, but with a few exceptions.

One exception is private activity bond interest. As discussed in an earlier article, because private activity bond interest is taxed for AMT purposes, it therefore is also included in investment income in computing the allowable AMT investment interest expense deduction.

Other differences follow this same logic, that is, where AMT income is calculated differently from Regular Tax income. One example applies to taxpayers who have rental properties. Here the Regular Tax-AMT difference in computing depreciation directly affects the amount of taxable income from the property, which, in turn, affects the amount of investment income that can offset investment interest expense.

The AMT planning for this is to be aware of the AMT-Regular Tax types of differences that affect income. The more qualifying investment income a taxpayer has, the more investment interest expense he can deduct, keeping the Alternative Minimum Tax burden as low as possible.