Claiming Your First-Time Homebuyer Tax Credit

by Administrator 1. September 2010 09:10
When the first-time home buyer credit was originally introduced, claiming the refund was simple. Taxpayers reported they’d purchased a house, how much it cost, and then claimed the refund.

However, some people took a few liberties with the process along the way.  

The Internal Revenue Service as well as some watchdog groups have since reported that millions in credits were improperly paid out to people submitting multiple claims, claims for houses that were never purchased and for houses purchased before the program started.  Offenders included prison inmates and even some IRS employees. As one might expect, the government took a dim view of the fraudulent filing.

When the program was revised in November 2009, Congress ordered the IRS to tighten the rules to prevent such abuse. If you’ve purchased a house and are eligible to claim either the first-time buyer credit or the repeat buyer credit, the reporting requirements are now more stringent.  However, as long as you have a couple of documents handy, obtaining the credit shouldn’t be too difficult. 

Eligible first-time and repeat buyers will need to take these steps to obtain the credit:
  • Complete and file the revised Form 5405 – First-Time Homebuyer Credit, with your annual tax return.  This is something your CPA can assist you with.  
  • Provide your CPA with Form HUD-1 – your home purchase Settlement Statement.  This will be among your closing documents.  
  • Your settlement statement(s) will need to show:
    • All parties' names and signatures
    • Property address
    • Sales price 
    • Date of purchase
Normally, all this information is included in a properly executed Form HUD-1, Settlement Statement.

The challenge with using this statement is that home-closing and settlement customs vary from state to state.  Sometimes the HUD-1 doesn’t include both the seller’s and buyer’s signatures. In Washington for example, buyers and sellers generally don’t sit down together at closing, so your HUD-1 may not include both sets of signatures. 

The IRS addressed this problem by loosening its requirement and issued a statement announcing that the agency will accept a settlement statement without signatures if it is “completed and valid according to local law.” The agency also announced that it encourages buyers to sign the settlement statement prior to attaching it to the tax return, even if the seller has not signed the settlement and it isn’t required by state law. 

In addition to the documents listed above, repeat home buyers, buyers of new construction and mobile home buyers will need to provide additional documentation.  

For repeat home buyers: 
  • Provide documentation showing that, before the latest purchase, you lived in your former property for a consecutive five-year period out of the past eight years. 
  • You can substantiate this by providing Form 1098, mortgage interest statements (or substitute statements if applicable).  These statements document the interest you’ve paid on a yearly basis. You can also provide property tax records or homeowner’s insurance records, as an alternative to Form 1098. 
  • Regardless, records should be for five consecutive years of the eight-year period ending on the purchase date of the new home.
For a newly constructed home (where a settlement statement is not available):
  • Attach a copy of the certificate of occupancy showing your name, the property address and the date of the certificate.
For mobile home purchasers: 
  • Attach a copy of the executed retail sales contract showing all parties' names and signatures, the property address, the purchase price and the date of purchase. 
There’s a significant pile of paperwork that accompanies buying a home. With the hustle and bustle of moving, that paperwork can wind up out of sight and out of mind – possibly buried in your new basement or attic.  So, while the topic is on your mind, make copies of the documents necessary for your purchase and keep those records somewhere they’ll be easy to find when you’re ready to send your documents to your CPA. 

If you have questions about which documents you need to provide your CPA and the IRS, feel free to contact us…..and congrats on your purchase!

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Saving for College: Washington's GET Program

by Administrator 11. August 2010 09:58
We’ve been discussing college savings accounts, when to save and common funding plans available to parents and students.  In these challenging economic times, plans that reduce investment risk are likely to give you less heartburn.  While some Section 529 plans do present risk, there are other types Section 529 that eliminate uncertainty.  They’re known as prepaid college tuition plans. 

Washington state’s GET program (Guaranteed Education Tuition) is a great example of a prepaid plan that guarantees the value of your savings until your student is ready for college. In this type of plan, you prepay for your child’s future college tuition and are guaranteed by the state that the value of your account will keep pace with rising tuition.  

The GET program works on a system of units, with 100 units representing the cost of one year of college tuition. When you purchase units they will keep pace with tuition at Washington’s most expensive public university.  Currently the rate is $117 per unit and the state may adjust unit cost bi-annually based on a number of economic factors.  The value of your purchased units remains the same, though, whether your child attends an in-state public college or an out-of state or private university.  You can use your units at any college across the country that participates in federal financial aid programs.  

If your child’s tuition is less than the value of your saved units, then the excess funds can be used for room and board, books, study abroad or other qualified higher educational expenses.  If tuition is higher and your child’s chosen institution, then you’ll need to pay the difference. 

Like most 529 plans, your investment grows tax-free and remains tax-free when it’s used for qualified educational expenses.  

The state provides a useful overview of the GET program at www.get.wa.gov, or you can contact your CPA for additional information. 

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Saving for College: Finding a plan that's right for you

by Administrator 5. August 2010 09:39
A college education is one of the best investments you can make for your child’s future.  In a previous post, I talked about the advantages of saving early.  If you’ve waited to save, fortunately, there are other options for your college savings plan.  

State-sponsored college savings plans, also called Section 529 plans, allow you to make sizable investments while getting some tax breaks at the same time.

There are two types of Section 529 plans.  The first type allows you to set up education savings accounts.  The plan allows individuals to invest in a predetermined pool of stock and bond investments.  Most plans will require you to divide your investment according to a given asset allocation determined by your child’s age.  In general, the asset allocation will be more aggressive for younger children and less aggressive for children nearing college age.

Lifetime contribution limits to Section 529 plans vary from state to state, and you may have some flexibility on when you can contribute.  (Check here for a resource on finding your state’s limit.) In addition, there are no income thresholds for 529 plans and typically no annual contribution limits, although annual contributions of more than $13,000 may require filing a federal gift tax return and are subject to federal gift taxes.  Contributions up $13,000 annually ($26,000 when made jointly with a spouse) or a lump-sum contribution of $65,000 every five years will not incur gift taxes. If you live in the state where the plan is administered, you may be eligible for state tax deductions and any earnings in the account potentially grow tax deferred.

Once you child is college-aged, he or she can withdraw money from the account to pay for qualified higher education expenses.  As long as the funds are not used for any other purpose, they are withdrawn tax-free.  And if there is money left over in the account, it can be transferred to a sibling, first cousin, or other family members of the original beneficiary as long as they are in the same generation.

While Section 529 plans are flexible and can be used at almost any college, they do present an element of investment risk.  These types of plans are not guaranteed, and your investment could lose value.

In a later post, I’ll provide an example of a prepaid college tuition plan available to Washington students.  If you’re interested in learning more about Section 529 plans, please feel free to contact us

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I Now Pronounce You…Domestic Partners

by Administrator 12. July 2010 10:39
Beginning December 3, 2009, Washington state began treating registered domestic partners the same as married spouses.  Domestic partnerships are available to same-sex couples and to opposite-sex couples where one partner is at least 62 years old.  While the new law undoubtedly will make things simpler for these couples, it also creates the potential for confusion when dealing with federal tax matters.

If you are in a domestic partnership, you need to be aware that the federal government does not recognize state-sanctioned domestic partnerships.  Therefore:
  • You cannot file your federal income tax as “married” (either filing jointly or separately).  You must continue to file as a single taxpayer.
  • If your employer provides health insurance for your domestic partner and pays a portion of the premium, you must declare that amount as income on your tax return.  (For married spouses, the premium payments are not considered income.)
  • If you have children in your household and the non-biological parent has not adopted them, that parent cannot count them for the earned income tax credit, head of household status, or child tax credit.
  • Domestic partners cannot take advantage of the higher limits for excluding gain on the sale of your principal residence that are available to married couples.
  • When one partner dies, there is no federal estate tax exemption for property transferred to the surviving partner.  Similarly, any remaining balance in a retirement plan cannot be transferred (tax-free) directly to the surviving partner’s retirement account.

These differences in tax treatment mean that domestic partners require careful tax and estate planning that is specific to their situation.  For more information, please contact us.

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How I Learned to Stop Worrying and Love the ERISA Audit

by Administrator 22. June 2010 10:37

Most employee benefit plans with 100 or more participants are required to have an annual audit under the Employee Retirement Income Security Act (ERISA).  While employers tend to view these audits skeptically – after all, they cost money, keep your staff tied up with non-essential tasks, and don’t directly add to the bottomline – they can actually be an excellent opportunity to do some fine-tuning that will help your business run more smoothly. 

ERISA audits are performed by private CPA firms, not by government employees.  Recent changes in auditing standards in the U.S.require auditors to have an in-depth understanding of a client’s business, business environment, operation, and internal controls.  This means that as auditors work with a variety of companies within an industry, they develop a unique understanding of industry practices and benchmarks. 

Business owners can take advantage of this expertise.  Ask the auditor what he or she would do to improve your accounting practices, payroll system, and internal controls.  Implementing these recommendations will not only make next year’s audit go that much faster, it will also enable you to have a more accurate picture of your company’s financial health throughout the year.

For more information on ERISA audits, please contact us.

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Roth IRA Conversions Available Soon for High Income Taxpayers

by Administrator 2. December 2009 10:03

Roth IRAs have several advantages over a traditional IRA: you are not required to take minimum distributions at any time; when you take qualified distributions, you don’t pay tax on the earnings; and if you need emergency funds before retirement, you can withdraw your contributions (but not earnings) without penalty. 

The benefits are so substantial that for most taxpayers they outweigh the cost of converting a traditional IRA to a Roth.  (Because traditional IRA contributions are made with pre-tax dollars, taxpayers converting their accounts must report the amount of those contributions as income in the year of the conversion and pay tax on the additional income.) 

That option hasn’t been available to taxpayers with an adjusted gross income over $100,000.  In fact, direct contributions to Roth IRAs are not available at all to taxpayers over specified income levels (depending on filing status).

But starting in 2010, high-income individuals will be able to convert a traditional IRA to a Roth. For accounts converted in 2010 only, the amount of the untaxed contributions can be reported as income over the next two years.  For accounts converted after 2010, the untaxed contributions must be reported as income in the year the conversion occurs. 

The expansion of Roth IRA conversions to higher-income taxpayers effectively means that these individuals can avoid the income limit on contributing to a Roth IRA.  Instead, you can make contributions to a traditional IRA account, and then immediately convert it to a Roth. 

In some circumstances the conversion may be tax-free.  However, if you hold a mixture of taxable and non-taxable traditional IRA accounts the conversion may result in a higher-than-expected tax bill. 

Even when the new rules go into effect, determining the most tax-advantageous way to contribute to your IRA will remain a complex endeavor.  Contact us, and we can help you analyze your situation and recommend the best course of action.

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Updated: Homebuyer Tax Credit Extended and Expanded

by Administrator 24. November 2009 09:25

On November 6, President Obama signed the Worker, Homeownership and Business Assistance Act of 2009.  This law expands the first-time homebuyer tax credit, so if you couldn’t take advantage of that credit the first time around, you may now be able to do so.  Here are quick highlights of the major changes:

  • It extends the program into the first half of 2010.  For purchases in 2010, the credit can be claimed on either the 2009 or 2010 return.
  • It raises the income eligibility limits so that more taxpayers can qualify.
  • It expands the program to long-time homeowners who are purchasing a replacement home, with certain restrictions.

Full details on the credit are available at the IRS Web site, or you can contact your Anderson ZurMuehlen tax professional for assistance in determining whether you qualify for the credit.

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Year-End Checklist for S Corps

by Administrator 17. November 2009 07:14

With the fall weather upon us, it won’t be long before we close the books on another year!  It occurred to me that a quick refresher on a few year-end issues regarding S Corporations could help make things go a little smoother at tax time. 

Now is a good time to review the items below and make any necessary adjustments, because once the holiday season kicks in, all bets are off! 

Shareholder Distribution – Distributions in an S Corp must be made in proportion to shareholder ownership interests.  Let’s say there’s a company with two shareholders: A owns 75 percent of the shares and B owns 25 percent.  Since A owns three times as many shares as B does, the total distributions over the course of the year must be made in that same three-to-one ratio. 

This rule applies whether distributions are in cash or property. If A receives a distribution in the form of an old company car with a fair market value of $100, then B must receive a distribution either in cash or property with a fair market value of $33.  Also, keep in mind that if the company pays a non-business expense to one of the shareholders (gym membership, for example), this is a “deemed distribution” requiring a proportionate distribution to the other shareholder(s). 

Now is a good time to review the corporation’s shareholder distributions for the year and determine whether any additional distributions are required to make the appropriate proportions. 

Additional Wages – There are several corporate expenditures that must be included in (some) employees’ wages that are often overlooked.  You can spare these employees a nasty surprise at tax time by letting them know soon how much additional income will be included on their W-2, while they still have an opportunity to adjust withholding or do other planning of their own to avoid penalties for underpayment of taxes. 

  • Health Insurance Premiums – If the corporation pays health insurance premiums for an employee who also owns more than 2 percent of the shares, the amount of the premiums must be reported as additional wages in box 1 on the shareholder’s W-2 and denoted as shareholder health insurance in box 14 of the W-2. The corporation should report these premiums as part of compensation expense. Note: this item frequently goes unreported on shareholder W-2’s. The recently issued IRS Notice 2008-2 provides additional information and examples on the subject. For employees who own less than 2 percent of the shares, there is no need to include health insurance premiums in the shareholder’s wages.  The corporation reports these amounts as an ordinary employee benefit expense.
  • Life Insurance – Group term life insurance premiums paid by the company for an employee who owns more than 2 percent of the shares must be reported as additional wages on the shareholder’s W-2. For employees who own less than 2 percent of the shares, up to $50,000 in coverage is excludable as income to the employee.  For each $1,000 of coverage in excess of the $50,000, the employer must include a certain amount in the employee’s income.  IRS publication 15-B “Employers Tax Guide to Fringe Benefits” provides more information and a table for calculating the additional income that must be included in the employee’s wages.
  • Personal Use of Auto – If the S-Corp allows an employee to use a company vehicle for personal use, the value of that usage has to be included as part of the employee’s income.  However, if the automobile is used only for business purposes, it’s considered a Working Condition Fringe Benefit and is not income to the employee.  This exclusion applies to all shareholders, even those owning more than 2 percent of shares as they are considered employees under the law governing this “benefit.” 

Taking care of these items now will hopefully make your year-end a little more merry!

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Income Documentation for LLC Members

by Administrator 4. November 2009 10:41

In an earlier post, one of my colleagues wrote about the importance of good record-keeping and what exactly you should keep. 

In the best of all possible worlds, those records would sit undisturbed in a file drawer or on a shelf, waiting patiently until the time comes when you can finally dispose of them.  But these days, you may find they’re in greater demand.  This is especially true if you are a member in a limited liability company (LLC).  

As interest rates came down earlier this year, many people found it advantageous to lock in a lower rate by refinancing.  The mortgage industry, though, is starting to learn the lesson of all those freewheeling low-doc/no-doc loans, and lenders are being much more rigorous in asking for income documentation.

 

Traditionally, lenders (at least the ones that bothered with documentation) wanted to see last year’s tax return and W-2s to verify a borrower’s income.  What I’ve noticed recently, with clients who have income from an LLC, is that the lender also wanted to see the K-1s from the LLC and sometimes the full return.  This has happened even when the borrower had employment income (not from the LLC) sufficient to qualify for the loan.

 

Moral of the story: keep those records filed away where you can find them if you need to.

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Energy-efficiency Tax Credit for Homeowners

by Administrator 7. October 2009 10:14

If you’ve been waiting for the right time (tax-wise) to add more insulation to your home, replace single-pane windows, or make other improvements to keep you and your family a little warmer this winter, now is the time to do it.  After letting the energy-efficiency tax credit lapse in 2008, Congress brought the credit back for 2009 and 2010.

Qualifying improvements include installing energy efficient windows and doors, roofing, insulation, certain heating and cooling systems and water heaters.  The credit is equal to 30 percent of the cost with a maximum credit of $1,500 over those two years.  (In other words, if you make some improvements in 2009 and some in 2010, the total credit you can claim is $1,500 – not $3,000.)  For “building envelope components” such as insulation, windows, skylights, doors, and roofs, the credit does not include the cost of installation.  Still, if you’ve priced windows or a new roof recently, it’s not hard to imagine spending enough on the materials alone to take full advantage of the credit.

Improvements must be made to an existing house located in the United States, and the house must be used as your principal residence – not a vacation or rental property. In addition, if you add solar panels, solar hot water, or certain other energy-generating systems to a new or existing home, you can receive a tax credit of 30 percent of the cost, with no upper limit, through 2016.

Because this is a tax credit – as opposed to a deduction – you will see a dollar-for-dollar decrease in the amount of tax you owe.  In addition, you do not need to itemize in order to take advantage of the credit.

For more information on the tax credit and to see what products qualify for the credit, check out Energystar.gov.

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