We’ve all been there, shivering bleary-eyed through the big test after the all-nighter. James Michael Warren, T. C. Sum. Op. 2024-20, filed 10/3/24, must know the feeling. He set up what was to be a group home. I’ll defer to Judge Adam B. (“Sport”) Landy to recount the story.
John, an engineer with Lockheed Martin, set up “an assisted living facility to provide professional caregiver services. To that end, Mr. Warren purchased a single-family home (group home),,, near his residence….” T. C. Sum. Op. 2024-20, at p. 2. John didn’t include the $6K in rent he got, but did take a $41K deduction, claiming to be a Section 469(c)(7) real estate professional.
John didn’t have contemporaneous records.
“In preparation for trial, Mr. Warren created—and presented—two time logs. The first log maintained that Mr. Warren worked 1,421 hours at the group home; it was created one week before trial. The second log maintained that Mr. Warren worked 1,628 hours at the group home; it was created the night before trial. Mr. Warren testified that the second log contained corrected information derived from emails and other records he maintained. Some of the hours listed on Mr. Warren’s logs are supported by reference to emails, work permits, and invoices, but most remained unsupported beyond Mr. Warren’s testimony.” T. C. Sum Op. 2024-20, at pp. 2-3.
Unfortunately, “Mr. Warren does not qualify as a real estate professional under section 469(c)(7)(B) because he worked fewer hours at the group home than he did at Lockheed. Mr. Warren’s employee status at Lockheed was personal service in a trade or business. Mr. Warren worked 1,913 hours at Lockheed, and his job duties did not involve real property activities. To meet the first requirement of the section 469(c)(7)(B) test, Mr. Warren needed to spend more than 1,900 hours working at the group home. Even if we accepted Mr. Warren’s second log as accurate, the total time spent on the group home totaled only 1,628 hours.” T. C. Sum. Op. 2024-20, at p. 4.
And the $25K active participation deduction phases out south of James’ AGI, per Section 469(i)(3).
Pulling an all-nighter only works if you pass the test.
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