再投資法則 ? 取代債務? 度假屋資格? 關聯方? 我從來不需要在 1031 Exchange 上繳稅? 本文為你解答這些與1031交換有關的問題，中英文對照。
I only need to reinvest my cash OR only need to reinvest my gain.
FALSE
In a 1031 Exchange, you need to reinvest the entire proceeds from the sale of your property, not just the cash or the gain. This means that to fully defer your taxes, you must use all the money you received from selling your original property to purchase new like-kind property of equal or greater value. Additionally, you need to replace the value of any debt that you had on the sold property. If you don’t reinvest all the proceeds or if the new property’s value is less than the original one, any leftover monies (known as “boot”) may be subject to taxes. This may result in a partial exchange rather than full tax deferral.
再投資法則
我只需要再投資我的現金或只需要再投資我的收益。
錯誤的
在 1031 Exchange 中，您需要將出售房產的全部收益進行再投資，而不僅僅是現金或收益。這意味著，要完全推遲納稅，您必須使用出售原有財產所得的所有資金來購買同等或更高價值的新同類財產。此外，您需要償還您在所出售財產上所欠的任何債務的價值。如果您不將所有收益再投資，或者新房產的價值低於原始房產的價值，則任何剩餘資金（稱為「引導」）可能需要繳稅。這可能會導致部分交換而不是全部稅款遞延。
Replacing Debt
I’ve paid off my loan at the closing of my Relinquished Property and now I don’t have any more debt to replace.
FALSE
For full tax deferral in a 1031 Exchange, you need to replace the value of any debt paid off on the Relinquished Property. However, this doesn’t mean you have to take on new debt. You can use your own cash or other financing options to make up for the value. For example, you could use personal funds, seller financing where the seller of the Replacement Property finances part of the purchase, or obtain a loan from a private party or a bank. The important point is that the total investment in the new property matches or exceeds the value of what you sold, including both equity and any debt that was paid off.
取代債務
我已在我的放棄財產交割時還清了貸款，現在我沒有更多的債務需要償還。
錯誤的
要在 1031 交換中實現全額稅款遞延，您需要替換放棄財產上已清償的任何債務的價值。然而，這並不意味著您必須承擔新的債務。您可以使用自己的現金或其他融資方式來彌補價值。例如，您可以使用個人資金、賣方融資（置換房產的賣方為購買的部分資金），或從私人團體或銀行獲得貸款。重要的一點是，新房產的總投資等於或超過您所出售房產的價值，包括股本和已清償的任何債務。
Vacation Home Qualification
I have never rented out my vacation home that my family and friends use regularly. It qualifies for a 1031 Exchange since it’s an investment property.
FALSE
For a property to qualify for a 1031 Exchange, it needs to be held for investment purposes or used in a trade or business. If you have never leased your vacation home and use it regularly for personal purposes, it does not qualify as an investment property. The IRS requires that properties involved in a 1031 Exchange be held primarily for investment or productive use in a trade or business, not for personal use. To potentially qualify your vacation home for a 1031 Exchange, you would need to lease it and limit your personal use to meet the criteria set by the IRS.
度假屋資格
我從未出租過我的家人和朋友經常使用的度假屋。由於它是投資房產，因此符合 1031 Exchange 的資格。
錯誤的
對於符合 1031 交換資格的財產，其持有需要用於投資目的或用於貿易或業務。如果您從未租賃過度假屋並經常將其用於個人目的，則它不符合投資房產的資格。美國國稅局 (IRS) 要求 1031 交換所涉及的財產主要用於貿易或業務中的投資或生產性用途，而非個人用途。為了讓您的度假屋有資格獲得 1031 Exchange 資格，您需要將其出租並限制您的個人使用，以滿足 IRS 設定的標準。
Partnerships
A partnership is able to sell its investment property and each partner can do their own 1031 Exchange with their portion of the proceeds.
FALSE
The IRS does not allow the exchange of partnership interests under Section 1031. This means that individual partners cannot set up separate individual 1031 Exchanges based on their share of partnership property. However with advanced planning using strategies such as “drop and swap”, each partner may be able to set up their own 1031 Exchange. Given the complexities involved, planning ahead by consulting with your tax advisor is strongly suggested.
合作夥伴
合夥企業可以出售其投資財產，每個合夥人都可以用自己的部分收益進行自己的 1031 交換。
錯誤的
根據第 1031 條，美國國稅局 (IRS) 不允許交換合夥企業權益。然而，透過使用「丟棄和交換」等策略進行高階規劃，每個合作夥伴都可以建立自己的 1031 Exchange。鑑於所涉及的複雜性，強烈建議提前諮詢您的稅務顧問進行規劃。
Related Parties
I can sell my current investment property to a family member or purchase new property from a family member and have a successful 1031 Exchange.
DEPENDS
While you can engage in transactions with family members as part of a 1031 Exchange, there are strict rules and potential pitfalls. The IRS scrutinizes these transactions closely to ensure they are not being utilized to circumvent tax laws. This is often referred to as “basis shifting.” While it is technically possible to conduct a 1031 Exchange involving family members, it requires careful planning and adherence to IRS regulations to avoid disqualification and unintended tax consequences.
關聯方
我可以將我目前的投資房產出售給家庭成員或從家庭成員購買新房產並成功進行 1031 交換。
視情況而定
雖然您可以作為 1031 Exchange 的一部分與家庭成員進行交易，但存在嚴格的規則和潛在的陷阱。美國國稅局密切審查這些交易，以確保它們不會被用來規避稅法。這通常被稱為“基差轉移”。雖然在技術上可以進行涉及家庭成員的 1031 交換，但需要仔細規劃並遵守 IRS 法規，以避免取消資格和意外的稅務後果。
Exchange Funds
After I begin my 1031 Exchange, I can cancel at any time and request that the 1031 Qualified Intermediary return my funds.
FALSE
The Tax Code does not permit a taxpayer to cancel a 1031 Exchange at any time. There are restrictions regarding when you can access funds depending on where you are in the exchange process. The “(g)(6)” rules listed under Section 1031 of the Tax Code specifically restrict when and how you can receive your money back if the exchange does not proceed as planned. It’s important to review these rules as part of your decision to structure your sale as a 1031 Exchange.
交換基金
在我開始 1031 兌換後，我可以隨時取消並要求 1031 合格中介退還我的資金。
錯誤的
稅法不允許納稅人隨時取消 1031 交換。根據您在兌換過程中所處的階段，何時可以獲得資金存在一些限制。稅法第 1031 條中列出的「(g)(6)」規則特別限制瞭如果兌換未按計劃進行，您可以何時以及如何收到退款。當您決定將您的銷售建置為 1031 Exchange 時，請務必查看這些規則。
Tax Deferral
I never have to pay taxes on a 1031 Exchange.
FALSE
Section 1031 of the Tax Code permits taxes to be deferred – but not eliminated. When you eventually sell your new Replacement Property, if you do not structure the sale as another 1031 Exchange, you will owe the taxes that you deferred on previous exchanges. If you have taken depreciation deductions on your investment property, those deductions will be recaptured and taxed as well. In certain cases, if you hold onto the property until your death, your heirs may receive a “step-up” in basis to the property’s current market value at the time of inheritance, potentially eliminating most or all of the capital gains taxes altogether for them.
遞延稅款
我從來不需要在 1031 Exchange 上繳稅。
錯誤的
稅法第 1031 條允許延期納稅，但不能取消。當您最終出售新的重置財產時，如果您不將銷售建構成另一個 1031 交換，您將欠先前交換時遞延的稅款。如果您對投資房產進行了折舊扣除，這些扣除額也將被收回並納稅。在某些情況下，如果您一直持有該財產直至去世，您的繼承人可能會根據繼承時財產的當前市場價值獲得“升值”，這可能會消除您的損失。
Holding Periods
I can sell a property acquired in a 1031 Exchange at any time after my exchange.
DEPENDS
There is no strict IRS-mandated minimum holding period for Replacement Property. However selling property too soon may raise questions about your intent to hold the property for investment purposes, which is a requirement for qualifying under Section 1031, and could potentially jeopardize the tax-deferred status of your initial exchange. The consensus among tax professionals is that holding the Replacement Property for at least one to two years may help demonstrate your intent to hold it for investment purposes versus a quick resale. However, under certain circumstances, a shorter period may be allowed. Prior to listing property acquired as part of a 1031 Exchange, consult with your tax advisor for guidance.
持有期限
我可以在交換後隨時出售在 1031 交換中獲得的財產。
視情況而定
國稅局沒有嚴格規定重置財產的最短持有期限。然而，過早出售房產可能會引起人們對您出於投資目的而持有房產的意圖產生疑問，這是符合第 1031 條規定的資格要求，並且可能會危及您初始交換的遞延稅狀態。稅務專業人士的共識是，持有重置財產至少一到兩年可能有助於表明您出於投資目的而不是快速轉售而持有它的意圖。然而，在某些情況下，可能允許更短的期限。在列出作為 1031 Exchange 一部分獲得的財產之前，請諮詢您的稅務顧問以獲取指導。
ID Deadlines & Timing Rules
The 45th day is flexible.
FALSE
The 45-day rule requires taxpayers to identify the property or properties they are planning on purchasing to complete their 1031 Exchanges within 45 days after the closing of their Relinquished Property. However, with the exception of extensions granted by the IRS due to disasters, there are no extensions regarding the 45-day Identification period. Failure to adhere to the rules set forth in the Tax Code will cause the 1031 Exchange to be disqualified resulting in payment of the taxes the Exchanger was attempting to defer.
ID 截止日期和時間規則
第45天是靈活的。
錯誤的
45 天規則要求納稅人確定他們計劃購買的財產，以在其放棄財產交割後 45 天內完成 1031 交換。但是，除了 IRS 因災難而批准的延期外，45 天身份證明期限不會延期。不遵守稅法規定的規則將導致 1031 交易所被取消資格，從而導致交易所試圖推遲繳稅。
Reverse Exchanges
If I need to set up my 1031 as a Reverse Exchange, it will be relatively easy to obtain financing.
FALSE
A Reverse Exchange allows a taxpayer to acquire new Replacement Property prior to selling Relinquished Property and still obtain tax deferral on the proceeds from the Relinquished Property sale. While allowed by the IRS, Reverse Exchanges are more complex than traditional 1031 Exchanges and present unique challenges including obtaining financing. Lenders may have stricter requirements for Reverse Exchanges. They may require higher down payments or offer less favorable loan terms compared to standard purchase loans. Additionally, you may need to work with specialized lenders who are familiar with 1031 Exchanges. While challenging, there are many situations where structuring a transaction as a Reverse Exchange is a great solution. If a Reverse Exchange is contemplated, it is critical that taxpayers confer with their tax professionals prior to signing contracts for the purchase and/or sale.
反向交換
如果我需要將我的1031設定為反向交易所，那麼獲得融資會相對容易。
錯誤的
反向交換允許納稅人在出售放棄財產之前購買新的重置財產，並且仍然獲得放棄財產銷售收益的稅收遞延。 儘管得到了 IRS 的允許，但反向交易所比傳統的 1031 交易所更加複雜，並且帶來了包括獲得融資在內的獨特挑戰。貸方可能對反向交易有更嚴格的要求。與標準購買貸款相比，他們可能需要更高的首付或提供不太優惠的貸款條件。此外，您可能需要與熟悉 1031 Exchanges 的專業貸方合作。雖然具有挑戰性，但在許多情況下，將交易建構成反向交易所是一個很好的解決方案。如果考慮進行反向交換，納稅人在簽署購買和/或銷售合約之前與稅務專業人士協商至關重要。
林修榮談天說地 