Judges: RUWE
Attorneys: Vincent F. Heuser, Jr. , for petitioners. Diana N. Wells , for respondent.
Filed: Oct. 04, 2011
Latest Update: Dec. 05, 2020
Summary: T.C. Summary Opinion 2011-117 UNITED STATES TAX COURT THOMAS G. ROSE, SR., AND CHERYL G. ROSE, Petitioners v. COMMISSIONER OF INTERNAL REVENUE, Respondent Docket No. 15061-10S. Filed October 4, 2011. Vincent F. Heuser, Jr., for petitioners. Diana N. Wells, for respondent. RUWE, Judge: This case was heard pursuant to the provisions of section 74631 of the Internal Revenue Code in effect when the petition was filed. Pursuant to section 7463(b), the decision to 1 Unless otherwise indicated, all sec
Summary: T.C. Summary Opinion 2011-117 UNITED STATES TAX COURT THOMAS G. ROSE, SR., AND CHERYL G. ROSE, Petitioners v. COMMISSIONER OF INTERNAL REVENUE, Respondent Docket No. 15061-10S. Filed October 4, 2011. Vincent F. Heuser, Jr., for petitioners. Diana N. Wells, for respondent. RUWE, Judge: This case was heard pursuant to the provisions of section 74631 of the Internal Revenue Code in effect when the petition was filed. Pursuant to section 7463(b), the decision to 1 Unless otherwise indicated, all sect..
More
T.C. Summary Opinion 2011-117
UNITED STATES TAX COURT
THOMAS G. ROSE, SR., AND CHERYL G. ROSE, Petitioners v.
COMMISSIONER OF INTERNAL REVENUE, Respondent
Docket No. 15061-10S. Filed October 4, 2011.
Vincent F. Heuser, Jr., for petitioners.
Diana N. Wells, for respondent.
RUWE, Judge: This case was heard pursuant to the provisions
of section 74631 of the Internal Revenue Code in effect when the
petition was filed. Pursuant to section 7463(b), the decision to
1
Unless otherwise indicated, all section references are to
the Internal Revenue Code as amended and in effect for the years
at issue, and all Rule references are to the Tax Court Rules of
Practice and Procedure.
- 2 -
be entered is not reviewable by any other court, and this opinion
shall not be treated as precedent for any other case.
Respondent determined deficiencies of $25,574 and $16,556 in
petitioners’ Federal income taxes for 2006 and 2007,
respectively. The only issue for decision is whether petitioners
are entitled to mortgage interest deductions of $73,066 and
$67,489 for the taxable years 2006 and 2007, respectively,
related to real estate in Fort Myers Beach, Florida.
Background
Some of the facts have been stipulated and are so found.
The stipulation of facts and the attached exhibits are
incorporated herein by this reference.
At the time the petition was filed, petitioners resided in
Kentucky.
In late 2005 petitioners began searching for property along
the Florida coastline upon which they could build a vacation
house. In January 2006 petitioners entered into a contract for
the purchase of beachfront property in Fort Myers Beach, Florida,
for $1,575,000 (property). At the time that petitioners entered
into the contract there was an existing house on the property.
Petitioners purchased the property in order to build a new house
on the lot and not because they intended to make use of the
existing house. The purchase contract provided that the existing
- 3 -
house would be torn down and completely removed from the property
before the closing date.
Petitioners borrowed $1,260,000 from Fifth Third Mortgage
Co. to facilitate their purchase of the property. The loan was
secured by a mortgage on the property. On March 6, 2006, the
parties closed on the purchase of the property. At the time of
closing, the demolition work had been completed and the property
consisted of a vacant lot.
In order to build a new house on the property, petitioners
were required to obtain a construction permit from the Florida
Department of Environmental Protection (department). The
department requires the completion of a lengthy permitting
process whenever someone seeks to build on beachfront property.
The process requires that applicants exhibit that the proposed
building meets hurricane and flood standards, among other
requirements. As part of this lengthy process, petitioners were
required to submit numerous items to the department, including
detailed survey work and core drilling samples. During 2006
after the existing house had been demolished, petitioners had the
required survey work done and core samples taken. Additionally,
during 2006 petitioners began working with a team of building
professionals that included architects, engineers, and designers.
That work continued during the time petitioners were readying
their permit application.
- 4 -
As part of the process of building a new house on the
property, petitioners contacted Damon Warfel, president of Damon
Custom Structures, Inc. (DCS), about performing the construction
work. By early January 2007 petitioners had entered into a
preliminary administration and coordination agreement with DCS.
The purpose of the agreement was to coordinate the work that was
being done by the project’s architects, engineers, designers, and
any other members of petitioners’ “permitting team”. In
furtherance of their duties, the architect and engineer members
of the permitting team prepared detailed construction and site
plans for petitioners’ and DCS’ use during 2006 and 2007. As
part of their agreement, DCS agreed to aid petitioners in
acquiring approval from the department to build a single-family
residence on the property. After the agreement was signed, DCS
instructed members of petitioners’ permitting team to continue
with their preparatory activities so that the application for a
building permit could be assembled and submitted to the
department for approval. The permitting team’s activities
continued at least until the time at which the application became
complete.
On June 25, 2007, petitioners filed the application for a
permit for construction (application) with the department.
Before the application was filed, petitioners completed the
lengthy process of satisfying the various documentary
- 5 -
requirements that the department mandated should accompany an
initial permit application. Petitioners were required to submit
numerous items to the department along with their initial
application, including, but not limited to: (1) Evidence of
ownership and a legal description of the property; (2) written
evidence from an appropriate governmental agency indicating that
the proposed construction would not contravene setback
requirements or zoning codes; (3) engineering design computations
for any waste discharge; (4) two copies of a signed and sealed
survey of the property; (5) two copies of detailed final
construction plans signed by a licensed engineer or architect;
(6) two copies of a dimensioned detailed site and grading plan;
and (7) two copies of detailed planting plans. The work
necessary to satisfy the permit application’s documentary
requirements began in 2006, before the signing of the DCS
preliminary administration and coordination agreement, and
continued throughout 2007.
On July 25, 2007, petitioners signed a form titled “Damon
Custom Structures, Inc. Owner/Contractor Building Contract”. The
building contract reflected the particulars involved with the
construction of the planned residence, as had been determined by
the previous efforts of petitioners and their architects,
engineers, interior designers, and landscape design specialists.
The contract also provided that its enforceability was contingent
- 6 -
on petitioners’ ability to procure construction financing for the
project, on terms that petitioners found acceptable. The final
price for the work to be performed by DCS under the contract was
$1,961,548.64.
Petitioners were notified that the department considered
their application to be complete as of September 27, 2007. After
petitioners submitted their permit application, the department
contacted them on several occasions in the following months to
clarify various issues with their application. The department’s
requests for clarification led to the permitting process taking
longer than initially expected. One of the key issues the
department inquired about dealt with making sure that the
lighting on the house would meet the department’s turtle nesting
requirements. The department wanted to determine that the
lighting scheme for the project would not interfere with sea
turtle nesting and hatchling turtles. Petitioners complied with
the department’s continued requests for clarification and waived
several of the department’s own mandatory decision deadlines, on
the basis of their understanding that the application would be
denied if they failed to cooperate and allow the department the
additional time. The department ultimately granted petitioners a
construction permit on February 11, 2008, almost 2 years from the
date petitioners purchased the property.
- 7 -
In order for petitioners to proceed with their plans to
build a residence on the property, it was necessary for them to
secure an additional bank loan to cover the construction costs.
However, the residential real estate market in Florida had
changed significantly between the time that petitioners purchased
the property and the date on which the construction permit was
granted. Due to the realities of a constrained credit market,
petitioners were unable to secure financing that would allow them
to proceed with the completion of their plan to build a residence
on the property.
On June 11, 2009, petitioners sold the property for
$750,000. As a result petitioners suffered an $825,000 loss on
the property within 3-1/2 years from its purchase.
Petitioners filed joint Federal income tax returns for the
taxable years 2006 and 2007. On their returns, petitioners
deducted $87,016 and $82,201 in home mortgage interest for the
taxable years 2006 and 2007, respectively. Respondent determined
that the interest expense deductions claimed for the property
were not qualified residence interest, and, as a result,
determined deficiencies of $25,574 and $16,556 in petitioners’
Federal income taxes for 2006 and 2007, respectively.
Discussion
Section 163(a) allows a deduction for all interest paid or
accrued within the taxable year on indebtedness. Joseph v.
- 8 -
Commissioner, T.C. Memo. 2005-169. Section 163(h)(1), however,
provides that, in the case of a taxpayer other than a
corporation, no deduction is allowed for personal interest.
However, qualified residence interest is excluded from the
definition of personal interest and thus is deductible under
section 163(a). See sec. 163(h)(2)(D). Qualified residence
interest is any interest that is paid or accrued during the
taxable year on acquisition indebtedness or home equity
indebtedness. See sec. 163(h)(3)(A). Acquisition indebtedness
is any indebtedness secured by the qualified residence of the
taxpayer and incurred in acquiring, constructing, or
substantially improving the qualified residence. See sec.
163(h)(3)(B). Section 163(h)(4)(A)(i) defines a qualified
residence as “the principal residence (within the meaning of
section 121) of the taxpayer” and “1 other residence of the
taxpayer which is selected by the taxpayer for purposes of this
subsection for the taxable year and which is used by the taxpayer
as a residence (within the meaning of section 280A(d)(1)).” For
a dwelling unit to qualify as a residence pursuant to section
280A(d)(1) the taxpayer must use it for the greater of 14 days or
10 percent of the number of days during the taxable year for
which the unit is rented at a fair rental price. Sec.
280A(d)(1). However, if the taxpayer does not rent the dwelling
unit at any time during a taxable year, the unit may be treated
- 9 -
as a residence for the taxable year, notwithstanding section
280A(d)(1). Sec. 163(h)(4)(A)(iii).
It is undisputed that petitioners never completed the
construction of a residence on the property. We have previously
found that interest paid by a taxpayer in relation to a vacant
lot which she and her husband owned and on which they camped
yearly was not qualified residence interest within the meaning of
section 163(h)(3) because the interest was not paid on a
principal or second residence. See Garrison v. Commissioner,
T.C. Memo. 1994-200, affd. without published opinion
67 F.3d 299
(6th Cir. 1995). However, the fact that there was no residence
or dwelling unit on petitioners’ property during the taxable
years 2006 and 2007 does not end our inquiry. Pursuant to
section 1.163-10T(p)(5)(i), Temporary Income Tax Regs., 52 Fed.
Reg. 48419 (Dec. 22, 1987), a taxpayer may treat a residence that
is “under construction” as a qualified residence for a period of
up to 24 months if the residence becomes a qualified residence as
of the time that the residence is ready for occupancy.2 The
2
Sec. 1.163-10T(p)(5), Temporary Income Tax Regs., 52 Fed.
Reg. 48419 (Dec. 22, 1987), provides:
(5) Residence under construction.--(i) In
general--A taxpayer may treat a residence under
construction as a qualified residence for a period of
up to 24 months, but only if the residence becomes a
qualified residence, without regard to this paragraph
(p)(5)(i), as of the time that the residence is ready
for occupancy.
- 10 -
example in section 1.163-10T(p)(5)(ii), Temporary Income Tax
Regs., supra, clarifies that a taxpayer may treat a residence
under construction as his or her second residence for up to 24
months “commencing on or after the date that construction is
begun”.3
We have found that petitioners purchased the property with
the intention of constructing a qualified residence and that
their actions regarding the property during the years 2006 and
2007 were in furtherance of that goal.
3
Sec. 1.163-10T(p)(5)(ii), Temporary Income Tax
Regs.,
supra, provides:
(ii) Example.--X owns a residential lot suitable
for the construction of a vacation home. On April 20,
1987, X obtains a mortgage secured by the lot and any
property to be constructed on the lot. On August 9,
1987, X begins construction of a residence on the lot.
The residence is ready for occupancy on November 9,
1989. The residence is used as a residence within the
meaning of paragraph (p)(3)(iii) of this section during
1989 and X elects to treat the residence as his second
residence for the period November 9, 1989, through
December 31, 1989. Since the residence under
construction is a qualified residence as of the first
day that the residence is ready for occupancy (November
9, 1987) [sic], X may treat the residence as his second
residence under paragraph (p)(5)(i) of this section for
up to 24 months of the period during which the
residence is under construction, commencing on or after
the date that construction is begun (August 9, 1987).
If X treats the residence under construction as X’s
second residence beginning on August 9, 1987, the
residence under construction would cease to qualify as
a qualified residence under paragraph (p)(5)(i) on
August 8, 1989. The residence’s status as a qualified
residence for future periods would be determined
without regard to paragraph (p)(5)(i) of this section.
- 11 -
The issues we must decide are: (1) Whether the residence
was “under construction” during the taxable years at issue, and,
if so, (2) whether the fact that events occurred after the
taxable years in issue that prevented the completion of
construction of a qualified residence should disqualify the
interest deduction for prior years.
Under Construction
The term “under construction” is not defined in section 163
or by section 1.163-10T(p)(5)(i), Temporary Income Tax
Regs.,
supra, or any other related section of the regulations. As such,
we must decide its proper interpretation.
Petitioners contend that the term “under construction” is
broad enough to include their work done in applying for permits,
doing preparatory measurements, surveying, drawing plans, and
causing the existing house to be demolished and the site cleared.
Petitioners encourage us to hold that the work on the property
was part of the construction process and that this process began
in 2006.
Respondent contends that we should interpret “under
construction” much more narrowly by requiring petitioners to have
begun the “physical building process” before being entitled to
claim a home mortgage interest deduction. Respondent claims that
petitioners’ preliminary site work as part of the permitting
process does not constitute construction for the purposes of
- 12 -
section 1.163-10T(p)(5)(i), Temporary Income Tax
Regs., supra,
because construction requires the act of building or putting
parts together. See Black’s Law Dictionary 355 (9th ed. 2009).
In order to determine the proper meaning attributable to the
term “under construction” it is useful to consult the meanings
ordinarily given to those words. See Asgrow Seed Co. v.
Winterboer,
513 U.S. 179, 187 (1995). “Construction” is defined
as “the act or process of constructing”. Webster’s New World
College Dictionary 313 (4th ed. 2009) (emphasis added); The
American Heritage Dictionary 315 (2d College ed. 1985).
Furthermore, the applicable definition of “under” defines the
word as “in the process of”. (In fact, one of the examples given
following the definition is “under construction”.) Webster’s
Third New International Dictionary 2487 (1986); see also The
American Heritage Dictionary (2d College ed. 1985). The
definitions commonly attributed to both “under” and
“construction” acknowledge that the terms can be read as being
broad enough to encompass the entire process of construction and
not simply the physical assembly of building materials.
Therefore, the question becomes whether petitioners’ activities
during 2006 and 2007 amounted to the commencement of the process
of construction rather than merely preparatory activities.
The record indicates that in early 2006 petitioners
purchased the property and caused the demolition of the existing
- 13 -
house. Although the house was leveled and the lot was cleared
before petitioners received legal title to the property in March
2006, the work would not have occurred had petitioners not
bargained for it in the purchase and sale agreement. For all
practical purposes, petitioners were responsible for the
demolition work, and it came about as a direct result of their
purchasing the property. The fact that petitioners did not hold
legal title to the property at the time that the work occurred
does not negate its relevance to our inquiry, especially given
the real property laws of the State of Florida.4 At the time the
actual demolition and cleanup work took place with respect to the
property, petitioners were possessors of equitable title. As
such, petitioners were the beneficial owners of the property when
the demolition of the existing house took place. Therefore, we
find that by causing an entire house to be demolished and by
clearing the lot so that it would be suitable for a new
residence, petitioners undertook significant steps in the process
of constructing their vacation house, as early as January 2006.
4
The doctrine of equitable conversion has become thoroughly
ingrained and embedded in Florida real estate law. Fla. Dept. of
Revenue v. Mesmer,
345 So. 2d 384, 386 (Fla. Dist. Ct. App.
1977). The doctrine of equitable conversion becomes operative
upon entry of an agreement to convey title to realty.
Id. The
vendee immediately becomes the beneficial owner, and the vendor
retains only naked legal title as security for payment of the
purchase price.
Id.
- 14 -
Such steps have been recognized as the beginning of
construction.5
In addition to the demolition work on the existing house,
petitioners also completed extensive planning and preparatory
work as part of the construction permitting process. In 2006
petitioners had survey work and core drilling done on the
property to satisfy permitting requirements. Petitioners also
5
When discussing the enactment of sec. 189, dealing with the
deductibility of construction period interest, the congressional
committee stated:
The conferees understand that the construction
period commences with the date on which the
construction of a building or other improvement begins
and ends on the date that the building or improvement
is ready to be placed in service or is ready to be held
for sale. * * * Generally the construction period
will be considered to have commenced when land
preparations and improvements, such as clearing,
grading, excavation, and filling, are undertaken.
However, the construction period will not be considered
to have commenced solely because clearing or grading
work is undertaken, or drainage ditches are dug, if
such work is undertaken primarily for the maintenance
or preservation of raw land and existing structures and
is not an integral part of a plan for the construction
of new or substantially renovated buildings and
improvements. In the case of the demolition of
existing structures where the construction period has
not otherwise commenced, the construction period is
considered to commence when demolition begins if the
demolition is undertaken to prepare the site for
construction. The construction period will not be
considered to commence solely because of the demolition
of existing structures if the demolition is not
undertaken as part of a plan for the construction of
new or substantially renovated buildings or
improvements. [H. Conf. Rept. 97-760, at 1264 (1982),
1982-2 C.B. 600, 608; emphasis added.]
- 15 -
entered into a contract with DCS during 2007 so that it could
coordinate and administer their ongoing permitting efforts. As a
part of that agreement, DCS agreed to arrange the work that was
being done by the architects, engineers, designers, and other
members of petitioners’ permitting team. This work had to be
completed by petitioners before they could file a complete
application with the department. The application required
petitioners to provide evidence of ownership, governmental
reassurances, engineering computations, surveys of the property,
and detailed construction, site, and planting plans. The work
petitioners were required to complete before filing the
application was extensive and required the labor of multiple
building and design professionals. This work took place
throughout 2006 and 2007. Petitioners undertook significant work
in preparing to obtain a construction permit, and that work was a
necessary component of the overall process of construction. We
hold that the property was “under construction” as a residence
during 2006 and 2007.
Subsequent Events That Prevented Completion of a Qualified
Residence
Respondent contends that because petitioners sold the
property in 2009 before completion of a residence that was ready
for occupancy, petitioners failed to satisfy the requirement that
the property must become a qualified residence as of the time the
residence is ready for occupancy. See sec. 1.163-10T(p)(5)(i),
- 16 -
Temporary Income Tax
Regs., supra. We find this contention
unpersuasive. Section 1.163-10T(p)(5)(i) and (ii), Temporary
Income Tax
Regs., supra, allows qualified residence interest to
be deducted for the 24-month period following the commencement of
construction. In the event the residence under construction has
not been completed and is not ready for occupancy by the end of
the 24-month period, the residence under construction ceases to
qualify under paragraph (p)(5)(i) after that 24-month period
ends.6 If petitioners intended to claim the deduction for
qualified residence interest during the construction period, they
had to claim it on their returns for the years immediately
following the commencement of construction in January 2006. It
is a well-known principle that each taxable year stands alone and
is evaluated separately. United States v. Lewis,
340 U.S. 590
(1951); Rose v. Commissioner,
55 T.C. 28, 32 (1970). In
evaluating each year on its own, it would be impossible for
6
Although the example in sec. 1.163-10T(p)(5)(ii), Temporary
Income Tax
Regs., supra, provides that a residence under
construction ceases to qualify under par. (p)(5)(i) for periods
beyond the end of the 24-month period, it also provides that the
ongoing construction of a qualified residence beyond that period
does not affect a taxpayer’s right to claim the deduction for the
entire 24 months. The example describes a situation where
construction began on Aug. 9, 1987, and the residence did not
become ready for occupancy until Nov. 9, 1989. The regulation
acknowledges that the fact that the residence was not ready for
occupancy until more than 24 months had passed from the date that
construction began had no bearing on the taxpayer’s ability to
claim the deduction for the first 24 months of the construction
period.
- 17 -
petitioners or the Internal Revenue Service to have known that
the proposed residence would never become ready for occupancy.7
The appropriateness of the deductions petitioners claimed should
be evaluated on the basis of the facts and circumstances as they
existed in 2006 and 2007. Events beyond petitioners’ control
occurred in subsequent years and prevented petitioners from
completing a residence.
We hold that petitioners’ planned residence was under
construction during 2006 and 2007 for the purpose of section
1.163-10T(p)(5)(i), Temporary Income Tax
Regs., supra.
Therefore, petitioners are entitled to the claimed mortgage
interest deductions for the taxable years 2006 and 2007.
To reflect the foregoing,
Decision will be entered
for petitioners.
7
Indeed, the regulation does not recognize that the
residence under construction became a qualified residence within
a specified period and does not address the situation where the
residence under construction never becomes ready for occupancy.
The regulation requires only that the residence “becomes a
qualified residence * * * as of the time that the residence is
ready for occupancy.” Sec. 1.163-10T(p)(5)(i), Temporary Income
Tax
Regs., supra.