Foreign Investment in Real Property Tax Act

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Foreign Investment in Real Property Tax Act
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Other short titles
  • Comprehensive Oil Pollution Liability and Compensation Act
  • Medicare and Medicaid Amendments of 1980
  • Mortgage Subsidy Bond Tax Act of 1980
  • Omnibus Reconciliation Act of 1980
  • Revenue Adjustments Act of 1980
Long titleAn Act to provide for revenue reconciliation as provided by section 310 of the Congressional Budget Act of 1974.
Acronyms (colloquial)FIRPTA
NicknamesRevenue Reconciliation Act of 1980
Enacted bythe 96th United States Congress
EffectiveDecember 5, 1980
Citations
Public law 96-499
Statutes at Large 94  Stat.   2599 aka 94 Stat. 2660
Codification
Titles amended
U.S.C. sections amended
Legislative history
  • Introduced in the Senate as S. 2939 by Ernest Hollings (D-SC) on July 2, 1980
  • Committee consideration by Senate Budget
  • Passed the Senate on July 23, 1980 (Passed)
  • Passed the House on September 4, 1980 (294-91, in lieu of H.R. 7765)
  • Reported by the joint conference committee on November 26, 1980; agreed to by the House on December 3, 1980 (334-45, in lieu of H.R. 7765) and by the Senate on December 3, 1980 (83-4, in lieu of H.R. 7765)
  • Signed into law by President Jimmy E. Carter on December 5, 1980

The Foreign Investment in Real Property Tax Act of 1980 (FIRPTA), enacted as Subtitle C of Title XI (the "Revenue Adjustments Act of 1980") of the Omnibus Reconciliation Act of 1980, Pub. L. No. 96-499, 94 Stat. 2599, 2682 (Dec. 5, 1980), is a United States tax law that imposes income tax on foreign persons disposing of US real property interests. Tax is imposed at regular tax rates for the taxpayer on the amount of gain considered recognized. Purchasers of real property interests are required to withhold tax on payment for the property. Withholding may be reduced from the standard 15% to an amount that will cover the tax liability, upon application in advance of sale to the Internal Revenue Service. FIRPTA overrides most nonrecognition provisions as well as those remaining tax treaties that provide exemption from tax for such gains.

Contents

The 2015 omnibus spending bill significantly altered the FIRPTA. [1]

Overview

The United States tax law requires all people, whether foreign or domestic, to pay income tax on dispositions of interests in U.S. real estate (U.S. real property interests). Domestic persons are subject to this tax as part of their regular income tax. [2] Internal Revenue Code sections 897 and 6039C were enacted in FIRPTA; [3] the Act also made conforming amendments to other various provisions of the Internal Revenue Code.

Foreign people are taxed only on certain items of income, including effectively connected income and certain U.S. source income. Foreign persons, however, are not taxed on most capital gains. Internal Revenue Code section 897, as enacted by FIRPTA, [4] treats the gain on a disposition of an interest in US real property as effectively connected income subject to regular federal income tax.

To ensure tax collection from foreign taxpayers, FIRPTA requires U.S. real property interest buyers to withhold 15% of the sales price. The seller may apply to the Internal Revenue Service (IRS) to reduce this 15% to the amount of tax estimated to be due. The IRS routinely and quickly approves such seller applications.

FIRPTA applies in virtually all cases where a foreign owner of a U.S. real property interest disposes of that interest. Provisions of the law preventing recognition of gain generally do not apply unless the seller receives a U.S. real property interest in a qualifying nonrecognition exchange.

History

Before 1981, foreign people (nonresident, non citizen individuals, and non-U.S. corporations) often were exempt from U.S. tax on sale of real estate in the nation. Congress passed FIRPTA to require all foreign people to pay tax on dispositions of any interests in U.S. real estate. The law specifically provided that its provisions took precedence over any existing tax treaties that provided otherwise. [5]

Persons and property subject to tax

Foreign persons are generally exempt from U.S. tax on capital gains. [6]

Under FIRPTA, however, foreign persons are subject to tax on gains from disposition of U.S. real property interests (USRPIs).

Gain recognition

Taxpayers generally must recognize gain upon disposing property. Where the proceeds are received in more than one year, the gain is recognized proportionately over the years received. [11]

Taxpayers exchanging property may not be required to recognize gain on certain transactions, such as like-kind exchanges, [12] corporate formations, [13] contributions to or distributions from partnerships, [14] certain corporate reorganizations, [15] and certain other transactions. FIRPTA provides that such nonrecognition provisions generally do not apply, and gain must be recognized. Two exceptions apply. First, gain is not recognized if the property received in the exchange is a USRPI which, if disposed of immediately after the exchange, would be subject to FIRPTA. Second, the IRS may provide other exceptions in regulations. Temporary regulations providing very limited exceptions have expired. [16] Regulations provide limited exceptions treating certain partnership interests as USRPIs, and thus nonrecognition.

Amount of gain

Under general U.S. tax principles applicable to FIRPTA, gain is equal to the excess of the amount of money or fair market value of property received over the amount of adjusted basis of the property exchanged. [17] Where the amount received is subject to a contingency, the amount is not recognized until the contingency is resolved.

Tax imposed

FIRPTA gain is subject to tax as effectively connected income. [18] Nonresident alien individuals are subject to tax on such income at regular graduated tax rates for U.S. individuals. The deduction for personal exemptions, certain adjustments to gross income, and most itemized deductions are not allowed. Foreign corporations are subject to tax on such income at regular corporate income tax rates. The branch profits tax under Internal Revenue Code section 884 may apply, subject to the branch termination exception. The alternative minimum tax may also apply.

Withholding

As of February 17, 2016, buyers of U.S. real property interests are required to withhold 15% of the full sales price on any purchase of a USRPI; an increase from the previous 10% rate. However, the 10% withholding rate does remain in effect for personal residences valued above $300,000 and below $1 million. [19] This is subject to only four exceptions. [20] Withholding is not required:

To the extent withholding is required, the amount of withholding may be reduced below 10% of the full price only upon certification by the IRS that a reduced amount applies. Such certification is permitted only if the seller applies to the IRS for reduced withholding by filing Form 8288-B no later than the closing date of the sale. [22] The certification will specify the proper amount of withholding, subject to the stated closing price. [23]

Penalties apply to a purchaser who fails to withhold, file Form 8288 with the IRS, [24] or pay the required withholding within 20 days of the sale. [25]

Treaties

Many U.S. tax treaties formerly provided exemption from tax for gains on dispositions of many sorts of U.S. real property. FIRPTA specifically provided that such treaty provisions would not apply after a particular date. Most U.S. tax treaties have subsequently been amended to conform with FIRPTA treatment.

See also

Congressional Budget and Impoundment Control Act of 1974

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Tax deduction is a reduction of income that is able to be taxed and is commonly a result of expenses, particularly those incurred to produce additional income. Tax deductions are a form of tax incentives, along with exemptions and credits. The difference between deductions, exemptions and credits is that deductions and exemptions both reduce taxable income, while credits reduce tax.

A corporate tax, also called corporation tax or company tax, is a direct tax imposed on the income or capital of corporations or analogous legal entities. Many countries impose such taxes at the national level, and a similar tax may be imposed at state or local levels. The taxes may also be referred to as income tax or capital tax. A country's corporate tax may apply to:

Tax exemption is the reduction or removal of a liability to make a compulsory payment that would otherwise be imposed by a ruling power upon persons, property, income, or transactions. Tax-exempt status may provide complete relief from taxes, reduced rates, or tax on only a portion of items. Examples include exemption of charitable organizations from property taxes and income taxes, veterans, and certain cross-border or multi-jurisdictional scenarios.

Three key types of withholding tax are imposed at various levels in the United States:

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The Modified Accelerated Cost Recovery System (MACRS) is the current tax depreciation system in the United States. Under this system, the capitalized cost (basis) of tangible property is recovered over a specified life by annual deductions for depreciation. The lives are specified broadly in the Internal Revenue Code. The Internal Revenue Service (IRS) publishes detailed tables of lives by classes of assets. The deduction for depreciation is computed under one of two methods at the election of the taxpayer, with limitations. See IRS Publication 946 for a 120-page guide to MACRS.

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IRS penalties

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Corporate tax in the United States

Corporate tax is imposed in the United States at the federal, most state, and some local levels on the income of entities treated for tax purposes as corporations. Since January 1, 2018, the nominal federal corporate tax rate in the United States of America is a flat 21% due to the passage of the Tax Cuts and Jobs Act of 2017. State and local taxes and rules vary by jurisdiction, though many are based on federal concepts and definitions. Taxable income may differ from book income both as to timing of income and tax deductions and as to what is taxable. The corporate Alternative Minimum Tax was also eliminated by the 2017 reform, but some states have alternative taxes. Like individuals, corporations must file tax returns every year. They must make quarterly estimated tax payments. Groups of corporations controlled by the same owners may file a consolidated return.

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Form 1042

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References

  1. Ropes&Gray – Omnibus Bill Includes Significant Changes to Tax Law Regarding FIRPTA, REITs, and RICs
  2. Domestic taxable persons (individuals, corporations, estates and trusts) are subject to income tax on taxable income. Taxable income is gross income, with adjustments, less allowable deductions. 26 USC 61 defines gross income as income from all sources, including specifically gains on dealings in property.
  3. With respect to sections 897 and 6039C, see FIRPTA sections 1122 and 1123, respectively.
  4. 26 USC 897, 26 CFR 1.897-1 through -9T.
  5. Under the U.S. Constitution, laws and treaties have equal priority. All treaties were amended since FIRPTA was first considered have specifically permitted U.S. tax on dispositions of real property.
  6. Foreign persons includes individuals who are not U.S. citizens or resident aliens, corporations organized outside the United States, and nonresident estates and trusts. See 26 USC 7701. Note that partners, not partnerships, are subject to tax, so foreign status is determined at the partner level. See, however, withholding tax for an overview of exceptions regarding foreign partnerships.
  7. 26 USC 897(c), 26 CFR 1.897-1(c).
  8. 26 CFR 1.897-1(b).
  9. The regulations imply that for personal property to be associated with the use of real property the property must fall into one of four specific categories. The categories relate to natural resource extraction (wells, mines, etc.), construction, providing lodging, and providing office space. See 26 CFR 1.897-1(b)(4).
  10. For a definition of USRPHC, see 26 USC 897(c)(2) and 26 CFR 1.897-2.
  11. Under 26 CFR 1.897-1(d)(2)(ii), an installment obligation on sale of a USRPI is treated as a USRPI if the seller does not elect out of the installment gain rules of 26 USC 453. Thus, installment sale treatment applies to foreign persons selling USRPIs.
  12. 26 USC 1031
  13. 26 USC 351
  14. 26 USC 721 and 26 USC 731
  15. 26 USC 354 through 358
  16. 26 CFR 1.897-6T.
  17. 26 USC 1001.
  18. See 26 USC 872 and, which excludes most income except effectively connected income from the gross income of nonresident, noncitizen individuals. The non-excluded amounts are subject to the same tax imposed on domestic persons. See note above. See 26 USC 882, which explicitly imposes tax on income of a foreign corporation connected with a U.S. trade or business.
  19. "2016 Tax Law Changes Affecting Users and Owners of Real Estate". Savills Studley.
  20. 26 USC 1445.
  21. The statement must be provided under penalties of perjury. For text of the statement, see 26 CFR 1.1445-2(b)(2)(i) .
  22. The IRS generally provides such certification within 30 days when the application contains all required information.
  23. Where the seller has applied for but not received such certification, prudent buyers will have the full 10% held in escrow at closing. Amounts so held in escrow are not subject to penalties if remitted to the government within 20 days of IRS notice of required withholding.
  24. For filing requirement, see 26 USC 6039C.
  25. For payment requirements, see 26 USC 1461 and 26 CFR 1.1461-1.

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