Late rental real estate grouping election approved

Plain-English summary

A married couple represented that they qualified as real property business taxpayers but filed their joint return without the statement electing to group all rental real estate interests as one activity. They requested regulatory relief for the omitted election. The IRS concluded that the relief requirements were satisfied and granted 120 days to attach the required statement to an amended return. The ruling did not decide whether the couple met the real estate professional requirements or materially participated in any activity.

Ruling snapshot

• Question: May the taxpayers make a late election to treat all rental real estate interests as one activity?
• Outcome: approved
• Key authorities: IRC § 469(c)(7); Treas. Reg. §§ 1.469-9(g)(3), 301.9100-1, 301.9100-3

Full text (IRS public release)

Internal Revenue Service Department of the Treasury
Washington, DC 20224

Number: 201651003 Third Party Communication: None
Release Date: 12/16/2016 Date of Communication: Not Applicable
Index Number: 469.03-03, 9100.00-00
Person To Contact:
---------------------------------------- ----------------------------,
----------------------------------------- ID No. ------------------
-------------------------------------- Telephone Number:
----------------------
Refer Reply To:
CC:PSI:B01
PLR-108729-16
Date:
September 06, 2016

LEGEND:

Taxpayers = ------------------------------

                       --------------------------

Year 1 = --------------------------------------------------------------------------------------------

Dear ---------------------------:

   This responds to a letter dated February 16, 2016, and subsequent

correspondence, submitted on behalf of Taxpayers by your authorized representatives,
requesting an extension of time under § 301.9100-3 of the Procedure and
Administration Regulations for Taxpayers to file an election under § 469(c)(7) of the
Internal Revenue Code and § 1.469-9(g)(3) of the Income Tax Regulations to treat all
interests in rental real estate as a single rental real estate activity.

Facts

    According to the information submitted, Taxpayers were married individuals who

filed their tax returns jointly. Taxpayers represent that in Year 1 they were in a real
property business as defined by § 469 and were qualified under § 469(c)(7)(B) to make
an election to treat all interests in rental real estate as a single rental real estate activity.
However, Taxpayers inadvertently filed their joint return for Year 1 without the statement
required under § 1.469-9(g)(3).

Law and Analysis

    Under § 469(c)(2), the term “passive activity” generally includes any rental

activity. Section 469(c)(7) provides a limited exception to this rule for taxpayers in a real
PLR-108729-16 2

property trade or business. Specifically, § 469(c)(7)(A) indicates that if a taxpayer
meets the requirements of § 469(c)(7)(B), the taxpayer's rental real estate activity will no
longer be presumptively passive. By its terms, the exception under § 469(c)(7)(A) is to
be applied as if each interest of the taxpayer in rental real estate were a separate
activity. However, a taxpayer may elect to treat all interests in rental real estate as a
single activity.

    Section 1.469-9(g)(3) provides that a qualifying taxpayer makes the election to

treat all interests in rental real estate as a single rental real estate activity by filing a
statement with the taxpayer's original income tax return for the taxable year. Section
1.469-9(g)(3) describes the information that must be contained in the statement.

   Under § 301.9100-1(c), the Commissioner may grant a reasonable extension of

time to make a regulatory election, or a statutory election (but no more than 6 months
except in the case of a taxpayer who is abroad), under all subtitles of the Internal
Revenue Code except subtitles E, G, H, and I. Section 301.9100-1(b) defines the term
“regulatory election” as including an election whose due date is prescribed by a
regulation published in the Internal Revenue Bulletin.

   Sections 301.9100-1 through 301.9100-3 provide the standards the

Commissioner will use to determine whether to grant an extension of time to make an
election.

   Section 301.9100-2 provides the rules governing automatic extensions of time for

making certain elections. Section 301.9100-3 provides the standards the Commissioner
will use to determine whether to grant an extension of time for regulatory elections that
do not meet the requirements of § 301.9100-2.

    Section 301.9100-3 provides that requests for relief under § 301.9100-3 will be

granted when the taxpayer provides evidence to establish to the satisfaction of the
Commissioner that the taxpayer acted reasonably and in good faith, and that the grant
of relief will not prejudice the interests of the government.

   Section 301.9100-3(b) provides that subject to paragraphs (b)(3)(i) through (iii) of

§ 301.9100-3, when a taxpayer reasonably relied on a qualified tax professional,
including a tax professional employed by the taxpayer, and the tax professional failed to
make, or advise the taxpayer to make the election, the taxpayer will be deemed to have
acted reasonably and in good faith.

Conclusion

   Based solely on the information submitted and the representations made, we

conclude that the requirements of §§ 301.9100-1 and 301.9100-3 have been satisfied.
As a result, Taxpayers are granted an extension of time of 120 days from the date of
PLR-108729-16 3

this letter to make an election under § 469(c)(7)(A) to treat all their interests in rental
real estate as a single rental real estate activity effective Year 1. The election must be
in the form of the statement required by § 1.469-9(g)(3) and attached to an amended
return for Year 1. A copy of this letter should be attached to the election. A copy is
enclosed for that purpose.

    Except as specifically set forth above, no opinion is expressed concerning the

federal tax consequences of the facts described above under any other provision of the
Code. Specifically, no opinion is expressed concerning whether Taxpayers satisfy the
requirements under § 469(c)(7)(B) or whether Taxpayers materially participated in any
activity.

  This ruling is directed only to the taxpayers requesting it. Section 6110(k)(3) of

the Code provides that it may not be used or cited as precedent.

     In accordance with the power of attorney on file with this office, a copy of this

letter is being sent to your authorized representatives.

                                Sincerely,




                                Joy C. Spies
                                Joy C. Spies
                                Senior Technician Reviewer, Branch 1
                                Office of Associate Chief Counsel
                                (Passthroughs & Special Industries)

Enclosures (2):
Copy of this letter
Copy for § 6110 purposes