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"4515,00.html The joint ownership rules are interesting:
``Jointly Owned Property with Rights of Survivorship
The decedent is treated as owning 50% of the property if the only other joint tenant is the decedent's spouse.
If property was acquired by the decedent by gift, bequest, devise, or inheritance, then, the decedent is treated as owning a fractional share, determined by dividing the value of the property by the number of joint tenants with right of survivorship.
In all other cases, the decedent is treated as owning only the portion of the property which is proportionate to the consideration furnished by the decedent.''
Consider some examples to see if I am reading this correctly.
Case 1: Individual purchases house at fair market value and adds non-spouse as joint tenant with no consideration. Individual dies and by the third rule 100% of the value of the house is eligible for step up. On the other hand, if the non-spouse joint tenant dies then by the second rule 50% of the value of the house is eligible for step up.
Case 2: Individual purchases house at fair market value and adds spouse as joint tenant with no consideration. Individual dies and by the first rule only 50% of the value of the house is eligible for step up.
Case 3: Individual inherits house and adds non-spouse as joint tenant with no consideration. Individual dies and by the second rule only 50% of the value of the house is eligible for step up.
Case 4: Same as case 3 but for a spouse. Same result by the first rule.
Then there's the question of how basis increases by improvement are allocated. Consider in case 3 non-spouse joint tenant has made extensive improvements. Do those costs remain with his 50% ownership that is not being stepped up or do half of them get allocated to the other 50% where they would often be wasted?
Dan Lanciani ddl@danlan.*com