8.4 Built-in gains (2024)

8.4.1 Measurement of the DTL for built-in gains

When there is a net unrealized built-in gain at the date of conversion, it might be necessary, as discussed in ASC 740-10-55-65, to continue to recognize a deferred tax liability after the change to S corporation status—the question is how to determine the amount, if any. Only the assets and liabilities that have temporary differences at conversion need to be considered. Even though the actual built-in gain is based on fair market value at the date of conversion, no consideration would be given to any appreciation above the book value as of the conversion date.

Under the tax law, any actual tax liability for built-in gains is based on the lower of the net recognized built-in gain and taxable income (computed as a C corporation) for the year. As such, there would be no built-in gain tax if a company has no taxable income in such year; however, tax may be assessed in a later year if the company has taxable income in any of the remaining years of the 5 year recognition period. Evenif a company expects future losses, a deferred tax liability on any built-in gains is recorded at the time of conversion because it is inappropriate to anticipate tax consequences of future tax losses under ASC 740-10-25-38. The tax benefit of the future losses should be recognized as incurred in future years to the extent that the built-in-gains are absorbed by those losses.

Any built-in losses may be used to reduce built-in gains. Thus, when calculating the net built-in gain deferred tax liability in accordance with ASC 740-10-55-65, the lesser of the unrecognized built-in gain (loss) or the existing temporary difference (on an asset-by-asset basis) as of the conversion date is used. That is, the unrecognized built-in gain (loss) for each asset is limited to the existing temporary difference as of the conversion date. At each financial statement date, the deferred tax liability should be remeasured until the end of the recognition period. Changes in the liability should be recorded in income tax expense (benefit) in the period of the change.

Example TX 8-5 illustrates recording deferred taxes for built-in gains.

EXAMPLETX 8-5

Recording deferred taxes for built-in gains

Assume that an entity’s S corporation election became effective on January 1, 20X2. On December 31, 20X1, the entity had the following temporary differences and built-in-gains:

Marketable securities

Inventory

Fixed assets

Expected to be used in operations and not sold within 5 years

No

No

Yes

Fair market value [A]

$2,000

$860

N/A

Tax basis [B]

1,800

900

Book value [C]

1,900

850

Built-in gain (loss) [A – B]

200

(40)

Existing taxable / (deductible) temporary difference [C – B]

100

(50)

Assume that (a) the marketable securities and inventory will be sold the following year, (b) the entity has no tax loss or creditcarryforwardsavailable at December 31, 20X1 to offset the built-in gains, and (c) the applicable corporate tax rate is 21%.

How would the S corporation calculate the deferred tax liability for the built-in gain at the date of conversion?

Analysis

The deferred tax liability for the built-in gain at January 1, 20X2, would be calculated as follows:

Built-in gain on marketable securities

$100

Built-in loss on inventory

(40)

Net unrecognized built-in gain

60

Applicable corporate tax rate

21%

Potential deferred tax liability for built-in gain

$13

The net deferred tax liability for built-in gain is $13. This is the amount that should be reflected in the S corporation’s accounts (which would replace the deferred tax liability for marketable securities and inventory on the books of the C corporation at the date of conversion).

8.4 Built-in gains (2024)

FAQs

How do you calculate built-in gains? ›

To calculate built-in gains tax, determine fair market value (FMV) of corporate assets (such as real estate or equipment). Next, determine the adjusted basis of the assets, and subtract the adjusted basis from FMV. If the adjusted basis is higher than FMV, the difference qualifies as built-in gains.

How do I avoid built-in gains tax? ›

The general process for a C corporation to avoid the double taxation without incurring the built-in gains tax is to 1) elect S corporation status, which if qualified, results in no tax, and 2) either hold the appreciated assets for the requisite five years or sell the appreciated assets for no more than the fair value ...

Are built-in gains taxed twice? ›

The built-in gains tax is a corporate-level tax on gains from the sale of certain assets during the recognition period following a C corporation's election to become an S corporation. Gains are taxed twice during a C corporation liquidation: once at the corporate level and again at the shareholder level.

Is built-in gains tax 5 years or 10 years? ›

The recognition period is five years beginning on the first day of the first tax year for which the corporation was an S corporation.

What is the 5 year rule for S Corp? ›

Once a valid S corporation election is terminated or revoked, the corporation or any successor corporation is generally prohibited from making a new election for five years. The five-year period begins with the tax year after the first tax year for which a termination or revocation is effective (IRC § 1362(g)).

What triggers built-in gains tax? ›

The tax is triggered by the disposition of assets that were on hand at the time the S election became effective and on that date had a fair market value in excess of basis.

What is an example of a built-in gain? ›

7 Thus, for example, if an S corporation recognizes a $100 long-term capital gain, all of which is treated as RBIG, the corporation generally incurs a $35 built-in gains tax. 8 The shareholders recognize their allocable share of a net $65 long-term capital gain for the same tax year.

What is a simple trick for avoiding capital gains tax? ›

A few options to legally avoid paying capital gains tax on investment property include buying your property with a retirement account, converting the property from an investment property to a primary residence, utilizing tax harvesting, and using Section 1031 of the IRS code for deferring taxes.

Where do I report built-in gains tax? ›

Schedule D (100S), S Corporation Capital Gains and Losses and Built-In Gains, is divided into Section A and Section B. Use Section A to report all built-in gains subject to the 8.84% tax rate (10.84% for financial S corporations).

What is the 2 year rule for capital gains tax? ›

When does capital gains tax not apply? If you have lived in a home as your primary residence for two out of the five years preceding the home's sale, the IRS lets you exempt $250,000 in profit, or $500,000 if married and filing jointly, from capital gains taxes. The two years do not necessarily need to be consecutive.

Which type of entity is potentially subject to a built-in gains tax? ›

Built-in gains tax.

Although S corporations generally aren't subject to tax, those that were formerly C corporations are taxed on built-in gains (such as appreciated property) that the C corporation has when the S election becomes effective, if those gains are recognized within five years after the conversion.

What is a built-in gain for k1? ›

The IRS defines a built-in gain or loss as “the difference between the fair market value of the property and your adjusted basis in the property at the time it was contributed to the partnership.”

Is federal built-in gains tax deductible? ›

The built-in gain tax attributable to ordinary income property is deducted on the Taxes and licenses line on Form 1120-S, Page 1. The built-in gain tax attributable to short-term or long-term capital gain property is reported on Schedule D as a subtraction from the total short-term or long-term capital gain.

What is the 10 year tax rule? ›

The IRS generally has 10 years – from the date your tax was assessed – to collect the tax and any associated penalties and interest from you.

Does an S corp pay capital gains tax? ›

The capital gains tax rate varies based on how long you've owned the S Corp. If you've owned the business for more than one year, the sale will be considered a long-term capital gain, and the tax rate will be either 0%, 15%, or 20%, depending on your income level.

What is the formula for calculating gains? ›

To calculate your gain or loss, subtract the original purchase price from the sale price and divide the difference by the purchase price of the stock. Multiply that figure by 100 to get the percentage change.

What is the current built-in gains tax rate? ›

Section A – 8.84% Tax on Built‑In Gains

Be sure to use the California basis for all assets when computing the gain or loss. Get the instructions for federal Schedule D (Form 1120-S), Capital Gains and Losses and Built-In Gains, for more information.

How do you calculate your gains? ›

To do so, you must determine what you gained (or lost) when you sold your investment. So, first you need to know how much the investment originally cost (the purchase price). Then you'll subtract that original cost from the price at which you sold the investment for the amount of your gain or loss.

What is the formula for gain? ›

The profit or gain is equal to the selling price minus the cost price. Loss is equal to the cost price minus the selling price.

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