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IRS.gov Website
Publication 17
taxmap/pub17/p17-084.htm#en_us_publink1000172461

Business Use or
Rental of Home(p114)

rule
You may be able to exclude gain from the sale of a home you have used for business or to produce rental income. But you must meet the ownership and use tests.
taxmap/pub17/p17-084.htm#en_us_publink1000236179

Periods of nonqualified use.(p114)

rule
In most cases, gain from the sale or exchange of your main home will not qualify for the exclusion to the extent that the gains are allocated to periods of nonqualified use. Nonqualified use is any period after 2008 during which neither you nor your spouse (or your former spouse) used the property as a main home with the following exceptions.
taxmap/pub17/p17-084.htm#en_us_publink1000265463

Exceptions.(p114)

rule
A period of nonqualified use does not include:
  1. Any portion of the 5-year period ending on the date of the sale or exchange after the last date you (or your spouse) use the property as a main home;
  2. Any period (not to exceed an aggregate period of 10 years) during which you (or your spouse) are serving on qualified official extended duty:
    1. As a member of the uniformed services;
    2. As a member of the Foreign Service of the United States; or
    3. As an employee of the intelligence community; and
  3. Any other period of temporary absence (not to exceed an aggregate period of 2 years) due to change of employment, health conditions, or such other unforeseen circumstances as may be specified by the IRS.
The gain resulting from the sale of the property is allocated between qualified and nonqualified use periods based on the amount of time the property was held for qualified and nonqualified use. Gain from the sale or exchange of a main home allocable to periods of qualified use will continue to qualify for the exclusion for the sale of your main home. Gain from the sale or exchange of property allocable to nonqualified use will not qualify for the exclusion.
taxmap/pub17/p17-084.htm#en_us_publink1000265464

Calculation.(p114)

rule
To figure the portion of the gain allocated to the period of nonqualified use, multiply the gain by the following fraction:
 Total nonqualified use during the period of ownership after 2008
 
 Total period of ownership 
taxmap/pub17/p17-084.htm#en_us_publink1000172462

Example 1.(p114)

On May 23, 2008, Amy, who is unmarried for all years in this example, bought a house. She moved in on that date and lived in it until May 31, 2010, when she moved out of the house and put it up for rent. The house was rented from June 1, 2010, to March 31, 2012. Amy claimed depreciation deductions in 2010 through 2012 totaling $10,000. Amy moved back into the house on April 1, 2012, and lived there until she sold it on January 31, 2014, for a gain of $200,000. During the 5-year period ending on the date of the sale (January 31, 2009-January 31, 2014), Amy owned and lived in the house for more than 2 years as shown in the following table.
Five Year
 Period 
Used as
  Home 
Used as
  Rental 
1/31/09 –
5/31/10
16 months   
6/1/10 –
3/31/12
  22 months
4/1/12 –
1/31/14
22 months  
 38 months22 months
During the period Amy owned the house (2,079 days), her period of nonqualified use was 670 days. Amy divides 670 by 2,079 and obtains a decimal (rounded to at least three decimal places) of 0.322. To figure her gain attributable to the period of nonqualified use, she multiplies $190,000 (the gain not attributable to the $10,000 depreciation deduction) by 0.322. Because the gain attributable to periods of nonqualified use is $61,180, Amy can exclude $128,820 of her gain.
See the worksheet for Taxable Gain on Sale of Home—Completed Example 1 for Amy, later, for how to figure Amy's taxable gain and exclusion.
taxmap/pub17/p17-084.htm#en_us_publink100022449
Pencil

Worksheet.Taxable Gain on Sale of Home—
Completed Example 1 for Amy

Part 1. Gain or (Loss) on Sale   
1. Selling price of home1. 
2. Selling expenses (including commissions, advertising and legal fees, and seller-paid loan charges)2. 
3. Subtract line 2 from line 1. This is the amount realized3. 
4. Adjusted basis of home sold. See Publication 5234. 
5. Gain or (loss) on the sale. Subtract line 4 from line 3. If this is a loss, stop here 5.200,000 
Part 2. Exclusion and Taxable Gain   
6. Enter any depreciation allowed or allowable on the property for periods after May 6, 1997. If none, enter -0-6.10,000 
7. Subtract line 6 from line 5. If the result is less than zero, enter -0-7.190,000 
8. Aggregate number of days of nonqualified use after 2008. If none, enter -0-.
If line 8 is equal to zero, skip to line 12 and enter the amount from line 7 on line 12
8.670 
9. Number of days taxpayer owned the property9.2,079 
10. Divide the amount on line 8 by the amount on line 9. Enter the result as a decimal (rounded to at least 3 places). Do not enter an amount greater than 1.000 10.0.322 
11. Gain allocated to nonqualified use. (Line 7 multiplied by line 10)11.61,180 
12. Gain eligible for exclusion. Subtract line 11 from line 712.128,820 
13. If you qualify to exclude gain on the sale, enter your maximum exclusion.
If you qualify for a reduced maximum exclusion, enter your reduced maximum exclusion.
If you do not qualify to exclude gain, enter -0-. See Publication 523
13.250,000 
14. Exclusion. Enter the smaller of line 12 or line 13 14.128,820 
15. Taxable gain. Subtract line 14 from line 5.
If the amount on line 6 is more than zero, complete line 16
15.71,180 
16. Enter the smaller of line 6 or line 15. Enter this amount on line 12 of the Unrecaptured Section 1250 Gain
Worksheet in the instructions for Schedule D (Form 1040)
16.10,000 
taxmap/pub17/p17-084.htm#en_us_publink1000172464

Example 2.(p114)

William owned and used a house as his main home from 2008 through 2011. On January 1, 2012, he moved to another state. He rented his house from that date until April 30, 2014, when he sold it. During the 5-year period ending on the date of sale (May 1, 2009-April 30, 2014), William owned and lived in the house for more than 2 years. He must report the sale on Form 4797 because it was rental property at the time of sale. Because the period of nonqualified use does not include any part of the 5-year period after the last date William lived in the house, he has no period of nonqualified use. Because he met the ownership and use tests, he can exclude gain up to $250,000. However, he cannot exclude the part of the gain equal to the depreciation he claimed or could have claimed for renting the house, as explained next.
taxmap/pub17/p17-084.htm#en_us_publink1000172465

Depreciation after May 6, 1997.(p115)

rule
If you were entitled to take depreciation deductions because you used your home for business purposes or as rental property, you cannot exclude the part of your gain equal to any depreciation allowed or allowable as a deduction for periods after May 6, 1997. If you can show by adequate records or other evidence that the depreciation allowed was less than the amount allowable, then you may limit the amount of gain recognized to the depreciation allowed. See Publication 544 for more information.
taxmap/pub17/p17-084.htm#en_us_publink1000172466

Property used partly for business or rental.(p115)

rule
If you used property partly as a home and partly for business or to produce rental income, see Publication 523.