
SECTION 4.4
OFFICE IN THE HOME
Some taxpayers operate trades or businesses in their homes and q ualify for home office
deductions. The tax law imposes strict limits on the availability of the deduction. In
fact, the deduction for an office in the home is allowed by exception. The general rule
for a home office deduction states that a taxpayer will not be allowed a deduction for
the use of a dwelling unit used by the taxpayer as a residence. The law provides four excep-
tions to the general rule under which a deduction may be allowed.
Under the first exception, a deduction is allowed if the home office is used on a regular
basis and exclusively as the taxpayer’s principal place of business. An employee may qualify
under this exception, provided the business use of his or her home office is for ‘‘the con-
venience of the employer’’ when the employer does not provide a regular office. A home
office qualifies as a principal place of business if it is used in the conduct of administrative
or management activities of a trade or business that are not substantially performed at a
different fixed location.
A second exception states that a deduction is allowed if the home office is used exclusively
and on a regular basis by patients, clients, or customers in meetings or dealings with the tax-
payer in the normal course of a trade or business. That exception allows doctors and sales-
people to deduct home office expenses even though they maintain another office away from
their residence, and even though the office is not the taxpayer’s principal place of business.
Under the third exception, the deduction of home office expenses is allowed if the home
office is a separate structure not attached to the dwelling unit and is used exclusively and on
a regular basis in the taxpayer’s trade or business.
The fourth and final exception to the rule allows a deduction of a portion of the cost of a
dwelling unit if it is used on a regular basis for the storage of business inventory or product
samples held for use in the taxpayer’s trade or business of selling products. Under this
fourth exception, the taxpayer’s home must be the taxpayer’s sole place of business.
The Gross Income Limitation
The home office deduction may not redu ce the net income from the business below zero,
except for mortgage interest and property taxes allocable to the office, which are generally
tax deductible anyway. The other costs of operating a home, which are included in the
home office allocation, include rent, home insurance, repairs, cleaning, gardening, home-
owners’ association dues, and depreciation on the cost of the home. Depreciation expense
is considered only after all other expenses have been allowed. Any unused deductions may
be car ried over to offset income in future years.
EXAMPLE Jane, an accounting professor, maintains an office in her apartment
where she conducts a small tax practice. Jane properly allocates
$1,500 in rent to the home office, and during the year she collects
$1,400 in fees from various clients. Assuming Jane has no other
expenses associated with her practice, only $1,400 of the rent may
be claimed as a home office deduction, since she may not show a loss
from the practice due to the gross income limitation. The unused
portion is carried over to the next taxable year. N
EXAMPLE Assume the same facts as those in the previous example, except Jane
owns her home. She has taxes of $100, interest of $600, maintenance
Section 4.4
Office in the Home 4-11
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