VASQUEZ, Judge.
In these consolidated cases, respondent determined deficiencies in and penalties on petitioners' Federal income tax as follows:
After concessions,
Some of the facts have been stipulated and are so found. The stipulation of facts and accompanying exhibits are incorporated herein by this reference. At the time they filed their petition, petitioners resided in California.
Brenda T. Fitch has been a licensed real estate agent under California law since November 2001. She works full time as an independent contractor with Remax, performing duties typical of real estate agents and brokers, including reviewing buyer criteria, soliciting listings, going on caravans,
Donald R. Fitch has been a licensed certified public accountant (C.P.A.) in California since February 1993. Upon receiving his license, he started an accounting practice (C.P.A. practice) as a sole proprietor in San Francisco. He spent nearly a decade developing the C.P.A. practice, until he suffered a brain aneurysm in May 2003. He was hospitalized for a week, underwent surgery, and slowly recuperated.
On June 14, 2003, Mr. Fitch sold the C.P.A. practice (sale transaction) for $900,000 to Mark Gronke, a C.P.A. licensed in Massachusetts who worked for Mr. Fitch as an independent contractor sporadically from 1996 through 2003. They duly executed an agreement (sale agreement) providing that the $900,000 was "due and payable in full within 1 year at the applicable federal interest rates." The agreement stated that "Mr. Fitch has incurred recent brain surgery, Mr. Fitch understands the need to transfer the business based on health issues." Petitioners reported the $900,000 as a capital gain on their 2003 tax return.
Mr. Fitch performed a small amount of work for the C.P.A. practice after the sale transaction to help ensure a smooth transition. On October 31, 2003, approximately 4-1/2 months after the sale transaction, Mr. Gronke suffered a seizure and was rushed to the hospital. Five days later, on November 5, 2003, Mr. Gronke sold the C.P.A. practice back to Mr. Fitch for $900,000 (repurchase transaction). They duly executed another agreement (repurchase agreement) containing the same payment terms as the sale agreement. The repurchase agreement stated that "Mark Gronke has incurred recent severe medical problems * * *. Mr. Gronke understands the need to sell the business based on his health issues." As a result of the repurchase transaction, petitioners claimed a $900,000 cost basis in the C.P.A. practice, and they claimed an amortization deduction of $45,000 for each of the years in issue.
Petitioners owned eight rental real estate properties in California during the years in issue. They chose to keep their properties separate. Mr. Fitch owned properties on Edgewood Road, Auburn (Edgewood property); Amelia Way, Palm Springs (Amelia property); Sterling Road, Cathedral City (Sterling property); Ridgeway Ave., Cathedral City (Ridgeway property); and E Street, Sacramento (E Street property).
Petitioners were actively involved in the day-to-day management of their rental properties. They performed almost all of the tasks themselves, including, inter alia, bookkeeping, making repairs, executing contracts, screening tenants, advertising, paying taxes and utilities, procuring insurance, and dealing with the homeowners' associations. They occasionally hired a contractor (such as an engineer or electrician) to perform a technical task. Petitioners incurred losses on the Edgewood property, Cook Street property, Esplanade property, and E Street property in 2005; the Edgewood property, Ridgeway property, Cook Street property, Esplanade property, and E Street property in 2006; and the Amelia property, Cook Street property, Esplanade property, E Street property, and Island property in 2007. Although the aggregate losses petitioners incurred in each of the years at issue exceeded $25,000, they limited the losses they claimed (in excess of their income from the rental real estate) to $25,000 each year.
Petitioners frequently discussed their respective businesses and rental real estate properties together over meals at restaurants. They occasionally dined with clients (client meals), but the vast majority of the meals were solely between themselves (spousal meals). For each meal, they recorded on general ledgers the name of the restaurant, an associated date,
Mr. Fitch prepared petitioners' tax returns for 2003 to 2007, among other years. Petitioners reported net operating losses (NOLs) for 2003 and 2004 and elected to carry the NOLs forward. They reported zero tax for each of the years in issue. Respondent audited petitioners' tax returns for 2005 to 2007 and disallowed, inter alia, the amortization of the C.P.A. practice, the losses on the rental real estate properties, the deductions for the client meals and spousal meals, and the NOL carryovers from 2003 and 2004.
The Commissioner's determinations are generally presumed correct, and the taxpayer bears the burden of proving the determinations erroneous.
Taxpayers are allowed a deduction for ordinary and necessary expenses paid or incurred in carrying on a trade or business. Sec. 162(a). Whether an expenditure is ordinary and necessary is generally a question of fact.
When taxpayers establish that they have incurred deductible expenses but are unable to substantiate the exact amounts, we can estimate the deductible amount in some circumstances, but only if the taxpayers present sufficient evidence to establish a rational basis for making the estimate.
A taxpayer is entitled to an amortization deduction with respect to any amortizable section 197 intangible, the amount of which is determined by amortizing the adjusted basis of the intangible ratably over a 15-year period beginning with the month in which it was acquired. Sec. 197(a). An amortizable section 197 intangible is any section 197 intangible
Respondent contends that petitioners presented false testimony and fabricated documents in an attempt to prove that the transactions took place. We disagree. We find petitioners' testimony to be credible and persuasive.
Respondent attacks the agreements for their brevity, arguing that they lack "details that would certainly be present on an authentic sales contract of nearly one million dollars."
Next, respondent argues that the sale and repurchase transactions were rescinded. Rev. Rul. 80-58, 1980-1 C.B. 181, defines rescission as "the abrogation, canceling, or voiding of a contract that has the effect of releasing the contracting parties from further obligations to each other and restoring the parties to the relative positions that they would have occupied had no contract been made." "For the rescission to be effective, both buyer and seller must be put back in their original positions."
The repurchase agreement, by its own terms, effected a sale of the C.P.A. practice from Mr. Gronke to Mr. Fitch and not an unwinding of the earlier sale. There is no evidence that Mr. Fitch and Mr. Gronke intended to abrogate, cancel, or void the sale agreement. Furthermore, we do not believe that the repurchase agreement returned them to their original positions. The C.P.A. practice continued as a dynamic, ongoing enterprise for approximately 4-1/2 months after the sale transaction, and we cannot say that Mr. Fitch received the C.P.A. practice back in the exact same condition in which he had sold it. Accordingly, we find that the sale and repurchase transactions were not rescinded.
Respondent cursorily cites section 1.197-2(d)(2)(iii)(C), Income Tax Regs., in support of the position that "no amortization is available under I.R.C. § 197 for self-created intangibles that are repurchased as part of a series of related transactions". Self-created intangibles generally are not amortizable. Sec. 197(c)(2). However, an exception is provided if a taxpayer disposes of a self-created intangible and subsequently reacquires the intangible from a seller (in whose hands the intangible is amortizable) in an unrelated transaction. Sec. 1.197-2(d)(2)(iii)(C), Income Tax Regs.
Almost all of the intangibles that Mr. Fitch reacquired in the repurchase transaction were originally created by him. The issue therefore turns on whether the sale and repurchase transactions were related transactions. We find that the transactions were impelled by separate business exigencies, namely Mr. Fitch's anuerysm and Mr. Gronke's seizure. It is hard to believe these medical conditions could have been predicted or the transactions necessitated by them preplanned. We find that the sale and repurchase transactions are not related transactions, and therefore the rules generally disallowing the amortization of self-created intangibles do not apply.
Accordingly, petitioners are entitled to an amortization deduction of $60,000 for each of the years in issue.
Section 212 allows as a deduction all the ordinary and necessary expenses paid during the year for the production or collection of income, sec. 212(1), or for the management, conservation, or maintenance of property "held for the production of income", sec. 212(2). Section 167(a)(2) allows as a deduction a reasonable allowance for depreciation of property "held for the production of income." The phrase "held for the production of income" has the same meaning in section 212 and section 167.
Mr. Fitch and his two brothers each inherited a one-third interest in the E Street property in early 2005 when their mother passed away. They immediately tried to sell the property but did not receive a satisfactory offer. Toward the end of 2005 Mr. Fitch purchased an additional one-third interest from one of his brothers and as of the time of trial owned a two-thirds tenancy in common with his other brother.
While Mr. Fitch did not succeed in renting the E Street property in 2005 to 2007, we find that he held the property for the production of income.
Deductions for certain business and investment expenses pursuant to sections 162 and 212 may be limited under section 469, which generally disallows any passive activity loss for the tax year. A passive activity is any trade or business in which the taxpayer does not materially participate. Sec. 469(c)(1). A passive activity loss is defined as the excess of the aggregate losses from all passive activities for the year over the aggregate income from all passive activities for such year. Sec. 469(d)(1). A rental activity is generally treated as a per se passive activity regardless of whether the taxpayer materially participates.
Pursuant to section 469(c)(7), the rental activities of a taxpayer who is in the real property business (real estate professional) are not per se passive activities but are treated as a trade or business subject to the material participation requirements of section 469(c)(1). Sec. 1.469-9(e)(1), Income Tax Regs. A taxpayer qualifies as a real estate professional and is not engaged in a passive activity under section 469(c)(2) if:
Sec. 469(c)(7)(B). A real property trade or business is defined in section 469(c)(7)(C) as "any real property development, redevelopment, construction, reconstruction, acquisition, conversion, rental, operation, management, leasing, or brokerage trade or business." In the case of a joint return, the foregoing requirements for qualification as a real estate professional are satisfied if, and only if, either spouse separately satisfies the requirements. Sec. 469(c)(7)(B). All of a taxpayer's real estate activities are taken into account to determine whether the 750-hour requirement is satisfied.
Section 1.469-5T(f)(4), Temporary Income Tax Regs., 53 Fed. Reg. 5727 (Feb. 25, 1988), provides:
We have held that the regulations do not allow a postevent "ballpark guesstimate".
Mrs. Fitch works full time as a licensed real estate agent. She credibly testified that she works weekdays and many weekends, and typically wakes up at 6 a.m. to review business emails, new real estate listings, and buyer criteria for her clients. She credibly testified that in addition to the time she spent managing her rental real estate, she spent more than 750 hours each year in 2005 to 2007 performing real estate related activities as an independent contractor with Remax, which we find qualifies as a real property trade or business under section 469(c)(7)(C). She further credibly testified that she was not involved in any activities besides real estate. We find Mrs. Fitch has established that she separately satisfies the requirements to qualify as a real estate professional under section 469(c)(7), and therefore petitioners' rental activities are subject to the material participation requirements of section 469(c)(1).
Material participation is defined as involvement in the operations of the activity that is regular, continuous, and substantial. Sec. 469(h)(1). As explained in section 1.469-5T(a), Temporary Income Tax Regs., 53 Fed. Reg. 5696 (Feb. 25, 1988), a taxpayer can satisfy the material participation requirement if the individual meets any one of the seven regulatory tests:
"Participation" generally means all work done in an activity by an individual who owns an interest in the activity. Sec. 1.469-5(f), Income Tax Regs. Work done by an individual in the individual's capacity as an investor in an activity is not treated as participation in the activity unless the individual is directly involved in the day-to-day management or operations of the activity. Sec. 1.469-5T(f)(2)(ii)(A), Temporary Income Tax Regs., 53 Fed. Reg. 5727 (Feb. 25, 1988).
In determining whether a taxpayer materially participates, the participation of the spouse of the taxpayer shall be taken into account. Sec. 469(h)(5). We therefore treat petitioners as one unit for the purpose of determining their participation in an activity. However, petitioners did not make the election to treat all of their interests in real property as one activity pursuant to section 469(c)(7)(A) and section 1.469-9(g)(1), Income Tax Regs., and must therefore satisfy the material participation requirements with respect to each of their rental properties separately.
We find that petitioners satisfy the second enumerated test for material participation: their participation in the rental real estate constituted substantially all of the participation. Mr. Fitch testified extensively as to the activities he performed with respect to his rental properties,
Respondent argues that we should disregard petitioners' testimony as self-serving; however, we find their testimony credible and persuasive. We do not believe that petitioners' decision to occasionally hire a contractor to perform technical tasks disqualifies their substantial day-to-day management of their rental properties from constituting "substantially all of the participation".
Meal and entertainment expenses may be deducted under section 162 if they are ordinary, necessary, and reasonable expenses incurred by a taxpayer in his or her trade or business.
Petitioners testified that on occasion their discussions during the spousal meals led to client referrals between their businesses; however, petitioners' testimony was general, vague, and conclusory. They did not recount the specific business purpose of any spousal meal nor the specific business discussions that took place. Quite to the contrary, Mrs. Fitch testified: "[M]ostly I vented with him [Mr. Fitch] regarding my real estate clients". Likewise, the general ledgers petitioners introduced into evidence contain vague and inadequate descriptions of the purported business purposes of the spousal meals.
An NOL is defined in section 172(c) to mean the excess of allowable deductions over gross income. Section 172(a) allows an NOL deduction for the aggregate of the NOL carrybacks and carryovers to the taxable year. Section 172(b)(1)(A) generally provides that the period for an NOL carryback is 2 years and that the period for an NOL carryover is 20 years. A taxpayer claiming an NOL deduction for a taxable year must file with the tax return for that year a concise statement setting forth the amount of the NOL deduction claimed and all material and pertinent facts, including a detailed schedule showing the computation of the NOL deduction. Sec. 1.172-1(c), Income Tax Regs. The taxpayer bears the burden of establishing both the actual existence of NOLs in the prior years and the amount of such losses that may be carried to the years at issue.
Petitioners claimed deductions for NOLs of $57,139 and $44,260 on their 2003 and 2004 tax returns, respectively. Thereafter petitioners attempted to carry the NOLs forward and claim them as deductions for the years in issue. Respondent disallowed the NOL carryovers for lack of substantiation. The only evidence petitioners provided to the Court to substantiate the NOL carryovers is their 2003 and 2004 tax returns and the NOL worksheets contained therein. However, a tax return is merely a statement of a taxpayer's claim and does not establish the correctness of the facts stated therein.
Section 7491(c) provides that the Commissioner bears the burden of production with respect to the liability of any individual for additions to tax and penalties. "The Commissioner's burden of production under section 7491(c) is to produce evidence that it is appropriate to impose the relevant penalty, addition to tax, or additional amount".
Respondent determined that petitioners are liable for section 6662(a) accuracy-related penalties for 2005 to 2007.
Section 6662(a) and (b)(2) imposes a 20% accuracy-related penalty on any portion of a tax underpayment that is attributable to any substantial understatement of income tax, defined in section 6662(d)(1)(A) as an understatement that exceeds the greater of 10% of the tax required to be shown on the return or $5,000. The exact amounts of petitioners' underpayments, if any, will depend upon the Rule 155 computations, taking into account respondent's concessions and in accordance with our findings and conclusions. To the extent that those computations establish that petitioners have substantial understatements of income tax, respondent will have also met his burden of production in this regard.
The accuracy-related penalty is not imposed with respect to any portion of the underpayment as to which the taxpayer shows that he acted with reasonable cause and in good faith. Sec. 6664(c)(1);
Accordingly, we find that petitioners are liable for an accuracy-related penalty on the amounts of their underpayments of tax, if any, for the years in issue. That determination must await the Rule 155 computations.
In reaching our holdings herein, we have considered all arguments made, and, to the extent not mentioned above, we conclude they are moot, irrelevant, or without merit.
To reflect the foregoing and the parties' concessions,
Petitioners conceded the following expenses they reported on Schedule C, Profit or Loss from Business, related to their accounting practice: (1) $1,161 of car and truck expenses, $1,937 of depreciation, $418 of insurance expenses, and $85 of travel expenses for 2005; (2) $1,461 of car and truck expenses, $1,156 of depreciation, and $3,987 of office expenses for 2006; and (3) $1,710 of car and truck expenses, $731 of contract labor expenses, $818 of depreciation, and $669 of insurance expenses for 2007. Petitioners conceded the following expenses they reported on Schedule C related to their real estate activity: (1) $4,202 of car and truck expenses and $1,644 of depreciation for 2005; (2) $1,978 of car and truck expenses and $641 of depreciation for 2006; and (3) $1,332 of car and truck expenses and $377 of depreciation for 2007. Respondent conceded the remaining adjustments on the Schedules C, other than the adjustments to amortization expenses on Schedules C related to the accounting practice for 2005 to 2007 and the adjustments to meal and entertainment expenses on Schedule C related to the accounting practice for 2005 to 2007 and Schedule C related to the real estate activity for 2005 and 2007.
Respondent conceded the adjustments to the rental real estate expenses petitioners reported on Schedule E, Supplemental Income and Loss, other than the adjustments for the "E Street" property for all years in issue; however, respondent contends that all of petitioners' rental real estate losses are limited by sec. 469.
Petitioners petitioned the Court for redetermination of a $3,000 long-term capital loss adjustment for 2007, but they did not raise this issue at trial or on brief; therefore, we find that they have abandoned it.