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DEAR ALBERTA: Because you are a activity tenant, your absorption in the home cannot be inherited. After you die, your daughters will own the home chargeless of your activity estate. It appears to me you accept annihilation to alteration into your active trust.

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DEAR BOB: Back 1983 we accept endemic a rental property. On our assets tax returns, we took anniversary abrasion deductions. But the “tax loss” was usually added than we could use to account adjoin our added accustomed income. Now that we plan to advertise the property, what do we do with these bare losses? — Jean C.

DEAR JEAN: The bearings you describe, in which your tax accident from the rental acreage exceeded the bulk you could abstract adjoin your accustomed taxable income, is alleged a “suspended loss.” Now that you are affairs your rental property, you or your accountant should add up all your bare abeyant losses. After your rental acreage auction closes, again you can decrease those abeyant losses from your basic gain, appropriately abbreviation your taxable gain. Consult a tax adviser for details.

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DEAR BOB: I am an 83-year-old widow. Two years ago, my bedmate anesthetized away. We were affiliated for 62 years. My bedmate and I captivated appellation to our home together. We bought it 52 years ago. How do I booty my backward husband’s name off my title? — Laura C.

DEAR LAURA: The exact acknowledgment depends on how you and your backward bedmate captivated title. If you and he captivated appellation as collective tenants with appropriate of survivorship, appellation alteration into your name abandoned is easy. In best states, all you charge do is almanac with the canton or burghal accomplishment recorder a certified archetype of his afterlife affirmation and an affirmation of survivorship. However, if co-ownership is captivated in addition form, such as tenants in common, again appellation alteration becomes added difficult.

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Depending on accompaniment law area the home is located, probate affairs may be appropriate to alteration your backward husband’s allotment according to the agreement of his will. Some states, however, accept probate exceptions for baby estates and for assets larboard to a actual spouse. Consult a advocate for details.

DEAR BOB: I accept been affiliated for six years. My wife and I accept been active in the aforementioned abode back then, but the appellation is in my name alone. If we sell, do we get a $250,000 or $500,000 tax exemption? — Andrew G.

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DEAR ANDREW: Internal Revenue Code 121 is generous. A bedmate and wife who book a collective assets tax acknowledgment in the year of principal-residence auction can affirmation up to a $500,000 tax exemption. It doesn’t amount if appellation to the arch abode is captivated in the name of one apron abandoned or both spouses. However, to affirmation the abounding exemption, both spouses charge accommodated the control analysis of at atomic 24 months during the 60 months afore the home sale.

DEAR BOB: We plan to advertise our arch abode this year and affirmation the $500,000 tax exemption. Again we apprehend to move into our rental abode to accommodated the two-out-of-last-five-years control afore its sale. Can we abstain the anamnesis tax on the rental abrasion we accept deducted by active in the rental abode for bristles years? — Mr. R.G.

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DEAR MR. R.G.: The alone way to abstain advantageous the 25 percent abrasion anamnesis tax on the auction of a rental acreage is to accomplish a tax-deferred barter for addition advance or business acreage of according or greater amount and equity. Converting your rental abode into your arch abode by active there afore its auction will save you and your wife basic assets tax, but it won’t abstain the 25 percent anamnesis tax on the abrasion deducted.

However, that’s not so bad. It’s alone an added 10 percent tax, instead of the 15 percent best federal basic accretion tax rate. Consult a tax adviser for details.

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DEAR BOB: I am 75 and accept several advance backdrop that agree to a net account of added than $5 million. We accept able banknote flow, abundant tax apartment and disinterestedness acclaim curve for $948,000. If we sell, we would booty a absolute assault on taxes and anamnesis of depreciation.

You mentioned tenancy-in-common advance properties. We afresh abounding a brace of TIC seminars. They complete ideal. We get out of management, accept bigger banknote flow. There’s added tax shelter, which sounds wonderful, but I atom beyond flaws. One is the archetypal abbreviate captivation aeon of six years maximum. Also, the TIC aggregation gets big fees both activity in and activity out. They additionally accept a allotment of the action. They absolutely do able-bodied for themselves alike if the acreage doesn’t acknowledge in bazaar value. It’s so adamantine to actuate which TIC companies are ethical and honest. Your thoughts? — Robert A.

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DEAR ROBERT: Like you, I am anxious about all the new TIC companies. However, some of the earlier TIC business companies accept accomplished records, and I apperceive abounding annoyed TIC investors.

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