Can Capital Gains Really Be Split Between Spouses? – Don’t Make This Mistake + FAQs
- February 26, 2025
- 7 min read
Confused about splitting capital gains with your spouse? You’re not alone.
According to a 2023 Tax Foundation survey, nearly 40% of couples mismanage joint investment gains on their tax returns, risking thousands in overpaid taxes or even IRS penalties.
Can Capital Gains Really Be Split Between Spouses?
Absolutely yes – but only under specific conditions. It’s not as simple as splitting a dinner bill. A capital gain is the profit from selling an asset (like stocks, real estate, or a business) for more than its purchase price. For tax purposes, capital gains “belong” to the person or people who own the asset. If you’re married, whether you can split that gain with your spouse depends on how you file taxes and your state’s property laws:
- Married Filing Jointly (MFJ): You and your spouse file one combined tax return. All income and gains are pooled together. In this case, there’s no need to literally split a gain between spouses – it’s automatically shared on the joint return. Both spouses are jointly responsible for the tax on the total income (including any capital gains either of you earned).
- Married Filing Separately (MFS): You and your spouse file two separate tax returns. Here, each of you reports your own income and gains individually. You can’t just decide to put half of your capital gain on your spouse’s return. The IRS expects each spouse to report the income from assets they own. However, state laws can require splitting certain income 50/50 (more on that later). Generally, in non-community property states, a capital gain is taxed to the spouse who earned it or who owns the asset that was sold.
- Jointly Owned Assets: If you own an investment together (say both names are on a brokerage account or deed), each of you has a share of the profit. How that’s reported depends on your filing status. On a joint return it doesn’t matter – it all goes on one return. On separate returns, each spouse would report their respective share of the gain (often 50/50, unless you specify a different ownership split).
Bottom line: You can split capital gains between spouses only to the extent that you both have ownership or as required by law. You can’t arbitrarily assign income to whichever spouse has the lower tax rate without proper ownership or filing status changes. In other words, the IRS won’t let you “spread the wealth” just to save on taxes beyond what the rules allow. Next, let’s dig into those rules in detail, starting with federal tax law, then state-specific twists.
Married Filing Jointly vs Separately: Does It Change Your Capital Gains Tax?
Your tax filing status as a married couple dramatically affects how capital gains are reported and taxed. Let’s compare MFJ and MFS in terms of capital gains:
Married Filing Jointly: One Combined Tax Bill 💑
When you file jointly, you and your spouse are considered one tax unit. All capital gains and losses are combined on a single return, regardless of which spouse realized them. Key implications of filing jointly:
- Combined Income and Brackets: The IRS gives married couples higher income thresholds before hitting each capital gains tax rate. For example, the 0% long-term capital gains tax bracket for 2023 goes up to roughly double the single filer amount for joint filers. This means as a couple you can collectively earn more (including capital gains) before you start owing the 15% or 20% capital gains tax. 💰 Translation: Filing jointly often lets you shelter more of your gain at the 0% rate if your combined incomes are moderate.
- Unified Tax Calculation: A joint return calculates tax on your total taxable income. So if one spouse had a large capital gain and the other had none (or even a capital loss), the other spouse’s situation can offset or soften the tax impact. For instance, capital losses one spouse incurred can directly offset the other spouse’s capital gains dollar-for-dollar on a joint return. (Up to the annual limits, typically $3,000 of net loss can offset ordinary income, but there’s no limit when offsetting another’s gains in the same return.)
- No Need to Allocate Gains: With MFJ, who “owns” the gain isn’t important to the IRS because both spouses are jointly liable for the entire tax. If you sell an asset held only in your name, on a joint return it doesn’t matter – the profit still contributes to your joint taxable income. In essence, the gain is automatically split in the sense that you share one tax outcome.
- Home Sale Exclusion (Double Benefit): Married filing jointly can unlock a huge tax break on real estate: the $500,000 home sale capital gains exclusion. If you sell a primary residence, a single filer can exclude up to $250,000 of gain from taxes. A married couple filing jointly can exclude up to $500,000. This isn’t exactly “splitting” the gain, but it’s giving each spouse a $250K exclusion which combines to double the tax-free gain. (Both spouses must meet the IRS qualifications in order to get the full $500K, which we’ll explain in examples below.)
Overall, joint filing is usually the most tax-efficient for couples, and it inherently “splits” or rather combines capital gains in a way that often lowers the total tax. In fact, about 95% of married Americans file joint returns because the laws are set up to favor it. Most credits and deductions (and those expanded brackets) are only fully available to joint filers. So in general, you won’t typically split a capital gain between spouses on separate returns unless you have a special reason.
Married Filing Separately: Two Returns, Two Separate Gains 📄📄
Filing separate returns is the exception for married couples, but it’s sometimes used in specific situations (e.g. different tax or financial considerations, liability protection, or when spouses are separated). Here’s how capital gains work if you choose Married Filing Separately (MFS):
- Each Spouse Reports Their Own Gains: On separate returns, you each only list the income, deductions, and gains that belong to you individually. So if Spouse A sold stock from an account in their name for a $10,000 gain, only Spouse A’s return reports that gain. Spouse B would not report any part of it on their separate return (unless B jointly owned that asset).
- No Sharing of Losses: Similarly, if Spouse A had a big capital loss, it can’t directly offset Spouse B’s capital gain if you file separate returns. Each return is its own world. A spouse’s capital losses can only offset that same spouse’s gains (and then up to $3K of other income). This is a crucial consideration – couples sometimes miss out on tax savings by filing separately in a year one spouse has losses and the other gains. Filing jointly would have allowed those to cancel out.
- Tax Rate Disadvantages: The tax brackets for MFS filers are generally half those of joint filers. For long-term capital gains, a married person filing separately often gets the same bracket thresholds as a single filer (or exactly half of the joint amounts). For example, if the 0% capital gains rate applies up to ~$80,000 of income for a joint return, on separate returns each spouse might only get a 0% rate up to ~$40,000. In essence, you don’t gain any extra low-tax room beyond what you’d have as two singles. In fact, some credits and income phase-outs are harsher on MFS filers (for instance, the Net Investment Income Tax 3.8% surtax kicks in at $125,000 for MFS, instead of $250,000 for MFJ).
- When MFS Might Lower Tax on Gains: If one spouse has very low income and a capital gain, and the other spouse has high income, filing separately could, in theory, let the low-income spouse’s gain be taxed in a lower bracket than if the high earner’s income was stacked on top of it. For instance, suppose Spouse A has no income and sells stock for a $30,000 long-term gain, while Spouse B earns $300,000 salary. On a joint return, that $30K gain would be taxed at the higher rates (because the combined income is high). On separate returns, Spouse A’s $30K gain might fall entirely in the 0%-15% capital gain tax range since A’s own income is low, potentially saving some tax. However, beware: this benefit can be easily outweighed by other tax penalties of filing separately (higher tax on B’s income, loss of certain deductions/credits, etc.). It’s essential to do the math for the whole picture.
- Coordination Required: If you do file separately, you need to be careful in allocating jointly owned items. For jointly owned investments, you each have to report your share of the capital gain on your own return. Typically couples split it 50/50 if ownership isn’t specified otherwise. For example, if a mutual fund account is jointly owned and generates a $5,000 capital gain distribution, each spouse might report $2,500 on their separate return (assuming equal ownership). The IRS expects the total reported between both returns to add up to 100% of the income. (In fact, there’s a form — Form 8958 — used to divide income between spouses in community property situations. Even outside community states, it’s wise to document how you split any joint income when filing separately.)
In summary, married filing separately means each spouse is taxed on their own capital gains. There is no joint tax responsibility in this scenario. You can’t split one person’s gain across two returns to reduce the rate, except by virtue of ownership splitting or state law mandates. Many couples find that separate filing results in higher combined tax, unless there’s a targeted reason (like the rare low-income/high-gain scenario, or to separate liability for a spouse’s tax issues). Always consult a tax professional or run the numbers through tax software before choosing MFS purely to save on a capital gain – you might be surprised that it saves little or could even cost more.
Now, let’s explore how state laws can automatically split (or not split) capital gains between spouses, regardless of how you file federally.
Community Property vs. Common Law States: How Your State Affects Capital Gains Splitting
Did you know your state of residence can dictate whether a capital gain is shared between spouses? In the U.S., state law determines who owns income and property in marriage, and this can impact your taxes. There are two broad systems:
- Community Property States (9 states + 1): In states like California, Texas, Arizona, Washington (and a few others), most property and income acquired during marriage is considered community property, owned equally by both spouses. The community property states are: Arizona, California, Idaho, Louisiana, Nevada, New Mexico, Texas, Washington, and Wisconsin (Alaska also allows an opt-in community property agreement).
- Common Law (Separate Property) States: The rest of the states follow separate property rules, where assets are owned by whoever’s name is on the title (or who earned the income) unless jointly titled.
These distinctions matter if a married couple files separate tax returns, because the IRS defers to state law on how income is allocated between spouses:
Community Property States: Automatic 50/50 Split of Gains ⚖️
If you live in a community property state and file as Married Filing Separately, state law requires that each spouse report half of all community income and gains on their separate tax returns. This means capital gains from community property assets are automatically split 50/50 for tax purposes:
- Community Property Defined: Generally, any income either spouse earns during marriage is community income, and any asset acquired during marriage (except gifts or inheritances to one spouse) is community property. So if one spouse sells any community asset, legally half the profit belongs to the other spouse.
- Tax Reporting: Say you’re in California (a community property state), married, and you sell stock that you bought together (or with community funds) for a $10,000 gain. Even if the account was only in Husband’s name, if you file separate returns, Husband must report $5,000 on his return and Wife reports $5,000 on hers. By law, you split it down the middle. It doesn’t matter who’s name was on the brokerage account; community property treats it as joint money. In fact, the IRS has a separate form (Form 8958) where community-state couples divvy up income like this when filing MFS.
- Separate Property in Community States: Only separate property income can avoid the split. If that stock was purchased before the marriage or was inherited and kept in one spouse’s name (thus qualifying as that spouse’s separate property), then the gain from its sale would be taxable solely to the owning spouse even in a community state. Determining what’s separate vs community can be tricky, so couples in these states should keep good records.
- Implications: In community property states, you cannot use Married Filing Separately to isolate a large gain entirely to one spouse for a better tax rate — the law will give half to each by default (except when the asset is truly separate property). This equal sharing can sometimes help and sometimes hurt: if one spouse has all the other income (wages, etc.) and the other only has the big gain, splitting means each return shows a mix of income, often resulting in a similar combined tax as filing jointly. The idea is to prevent couples from gaining an unfair advantage by shifting income to the lower-tax spouse. 👍 On the bright side, this can also protect a lower-earning spouse because it prevents the higher earner from saddling them with tax if they file separately – each takes only half the joint income.
- Example: Imagine Spouse A in a community state has a high-paying job and Spouse B has none. Spouse A sells an investment for a $50,000 gain (community property). If they file separately, A’s return must include half that gain ($25K) and B’s return includes the other half ($25K), plus each must report half of A’s salary as well! In effect, both returns will look somewhat similar, each showing half of the total income and half of the gain. The tax outcome will be nearly the same as if they filed one joint return. So there’s usually no tax magic in separate filing for community property couples.
Note: Community property laws can be complex, and there are even IRS provisions (IRC §66) that can grant exceptions in unusual cases (like if spouses live apart or one doesn’t cooperate). But those are rare scenarios. The general rule stands – 50/50 split in community states when filing separately. If you’re in one of these states, consider that any capital gains one of you earns is essentially already half your spouse’s by law.
Common Law States: The Owner Takes the Gain 🏷️
In non-community (common law) states, property ownership is usually titled to one spouse or jointly. When filing separately in these states, capital gains are taxed to the spouse who owns the asset or who realizes the gain:
- If an investment account is in Husband’s name only (in, say, New York or Florida), and it’s not jointly owned, then 100% of the gain from selling those assets is taxable to the husband on his separate return.
- If the couple in a common law state holds an asset jointly (both names) and they file MFS, they need to allocate the gain between them. Often it’s 50/50 by agreement, unless they can show another split. The IRS doesn’t have a fixed rule for joint tenancy in common law states, but consistent reporting is key. For example, each spouse could report half of the gain on their return so that together they cover the total.
- Unmarried couples in common law states each report their own share of any jointly owned asset sale as well – but note, being unmarried means they can’t file jointly at all (they’d file as singles), which also affects things like the home sale exclusion differently. (Briefly, two unmarried co-owners can each get a $250K home exclusion if each meets the requirements individually, whereas a married couple can share $500K even if only one spouse owned the home. So ownership and marital status interplay in complex ways.)
Takeaway: In common law states, there’s no automatic splitting rule beyond ownership. The phrase “splitting capital gains” really only comes up if you have joint ownership or you are considering filing separately to exploit one spouse’s lower tax bracket. Otherwise, if you file jointly, it’s all combined anyway; if you file separately, each keeps their own.
Now that we’ve covered the legal groundwork, let’s look at some concrete scenarios to see how this works in practice. Below, we illustrate three common situations couples face regarding capital gains and how the gains (and taxes) might be split.
Real-World Scenarios: How Couples Split Capital Gains in Practice
To make this abstract tax talk clearer, here are three typical scenarios involving married couples and capital gains, with outcomes:
Scenario | Can the Gain be Split? | Tax Outcome |
---|---|---|
1. Jointly owned asset, filing jointly. Example: A couple owns stocks together and sells for a $20,000 long-term gain. | Technically no split needed – all income goes on one joint return. Both spouses share responsibility by default. | The entire $20,000 is reported on the joint return. The couple benefits from joint rates (e.g. wider 0% bracket). It’s as if they earned the gain together, regardless of whose name was on the account. |
2. One spouse’s asset, filing separately (common law state). Example: Husband alone owns stock yielding a $20,000 gain; they live in a non-community state and file separate returns. | No – the gain stays with the owner spouse. The couple can’t split it arbitrarily. | Husband reports the full $20,000 on his return. Wife reports $0 of that gain on hers. Husband pays tax on the gain at his applicable rate. (They might have chosen MFS hoping Wife’s lower income would get a better rate, but since she doesn’t own it, it doesn’t go on her return at all.) |
3. Community property state, filing separately. Example: Wife sells an investment (bought during marriage) for a $20,000 gain; they live in Texas (community property) and file MFS. | Yes, by law – community property gains split 50/50 on separate returns. | Wife reports $10,000 gain on her return and Husband reports $10,000 on his. Each also reports half of any other community income. The tax burden is essentially split. (Neither can claim the entire gain alone.) |
🚩 Note: If Scenario 2 was in a community property state, it would resemble Scenario 3’s outcome (50/50 split). And if Scenario 3’s couple instead filed jointly, it would resemble Scenario 1 (all combined on one return).
Now, let’s consider a special scenario that many couples encounter at some point – selling the family home:
Home Sale Example: A married couple sells their home for a large profit. Suppose they bought it for $200,000 and sell it years later for $800,000, realizing a $600,000 gain. How is this handled?
- If married filing jointly: They can potentially exclude $500,000 of that gain from taxes, owing tax only on the remaining $100,000. If it’s a long-term gain, that $100K might be taxed at 15% (depending on their income), for roughly a $15,000 tax. They saved a huge amount by being married and qualifying for the double exclusion.
- If single (or married filing separately without both meeting the requirements): Each person can exclude up to $250,000 on their own return if they qualify. If only one spouse owned the home and they file separately, one return could take $250K exclusion; the other spouse, not being an owner, might not get any exclusion on their return. Unmarried co-owners can each claim up to $250K if each meets the ownership and residence tests individually. In our example, one person alone would face tax on $350,000 of gain (the $600K minus their $250K exclusion). At 15%, that’s about $52,500 tax – $37,500 more than the married couple’s tax in the joint filing scenario!
As you can see, being married (and filing jointly) can significantly impact the tax on a big capital gain like a home sale. In this case, the couple effectively split the $600K gain between them for exclusion purposes – each spouse’s $250K exemption covered their share of the profit.
Smart Strategies to Minimize Capital Gains Tax as a Couple
Navigating capital gains as a married couple isn’t just about avoiding pitfalls – you can also proactively plan to save money and make the most of the tax rules. Here are some savvy strategies and tips:
- 💡 File Jointly in Most Cases: As noted, Married Filing Jointly is typically advantageous. It gives you higher income thresholds for lower tax rates on long-term gains and lets you combine gains and losses. If one spouse has investment losses, filing jointly means those losses can offset the other spouse’s gains fully. You also enjoy that big $500K home sale exclusion together. Unless there’s a compelling reason to do otherwise, joint filing maximizes your reliefs and simplifies the situation.
- 💡 Consider Separate Filing in Niche Situations: There are a few scenarios where Married Filing Separately might save tax. One is if one spouse has little to no income and a sizable long-term gain, while the other has high income and no part in that gain. By filing separately (and if you live in a common law state so that gain isn’t automatically split), the low-income spouse’s gain might be taxed at 0% or 15% instead of 20% or more on a joint return. Example: Spouse A has $0 other income and $50K in long-term gains – on a separate return A might pay 0% on much of that. Meanwhile Spouse B’s high salary is taxed on B’s separate return at their rate. Warning: This only works if the overall combined tax comes out lower – often the high earner loses more than the low earner saves. Also, in community property states this doesn’t work because the gain would be split. Always crunch the numbers or ask an accountant to compare scenarios before attempting this.
- 💡 Leverage the $500K Home Exemption: If you’re married and sitting on large home appreciation, plan to take advantage of the $500,000 exclusion. Make sure both spouses meet the residency requirement (living in the home at least 2 of the last 5 years) so you qualify for the full exclusion. Even if the home is only in one spouse’s name, as long as one of you meets the ownership test and both meet the use test, you can get the full $500K jointly. This might mean timing your sale carefully or adding a spouse to the title well ahead of the sale. This is one of the biggest tax perks of being married!
- 💡 Utilize Spousal Transfers Wisely: In the U.S., transfers of assets between spouses are not taxable. You can gift stocks or other property to your spouse without triggering capital gains at the time of transfer (the receiving spouse inherits the original cost basis though). While this doesn’t magically erase the tax, it allows flexibility. For instance, you might transfer some appreciated shares to your spouse so that future dividends or sales can be in their name. If there’s a reason you plan to file separately or your spouse has a much lower income in a given year, having assets in their name could result in gains being taxed at a lower rate. Important: This strategy must be done in accordance with the overall tax plan; if you’re filing jointly it won’t matter whose name it’s in for tax rates. And remember, shifting ownership solely to dodge taxes has to be done carefully within legal bounds – but between spouses, it’s generally allowed since the IRS views married couples as one economic unit.
- 💡 Harvest Losses Together: If one spouse’s investments are down, consider tax-loss harvesting (selling losers to realize a capital loss) to offset the other spouse’s gains. On a joint return, those losses reduce your collective capital gains. This is especially useful at year-end tax planning. If you file separately, this benefit is lost (losses stay only with the person who realized them), so joint filing is preferable to use losses most effectively.
- 💡 Plan for Inheritance (Step-Up in Basis): This is more of an estate planning tip, but it’s worth mentioning: if you’re older or have a spouse in poor health and a highly appreciated asset, holding onto it until inheritance can wipe out the capital gain due to stepped-up basis rules. In community property states, when one spouse dies, both halves of community property get a new stepped-up basis (fair market value at date of death). In common law states, only the decedent’s share gets stepped up. This means a surviving spouse in, say, California can later sell a property with little or no capital gains tax because the entire asset’s basis was reset. While no one wants to think about death, it’s a legal quirk that can save huge on taxes for the surviving spouse. The strategy here is simply to be aware – it might sometimes make sense not to sell an asset during life if a full step-up is on the horizon. (Always balance this with non-tax considerations, of course.)
Every couple’s situation is unique. It pays to discuss these strategies with a tax advisor, especially if you have significant investments or unusual circumstances. Small moves like adjusting ownership, timing a sale in a low-income year, or choosing the optimal filing status can make a big difference 💸.
Common Pitfalls (and How to Avoid Them) 🙅♂️🙅♀️
Even savvy couples can slip up when it comes to handling capital gains. Here are some common mistakes and misconceptions to watch out for, along with tips to avoid them:
- ⚠️ Thinking You Can Split a Gain However You Want: Some assume, “We’re married, so I can just report half the gain and my spouse the other half to lower taxes.” Nope! You can’t assign income arbitrarily. The IRS expects income to be reported by its rightful owner. Avoid it: Only split gains according to ownership or legal requirements (like community property rules). Don’t try to “get cute” by moving numbers between returns without a basis – it can backfire in an audit.
- ⚠️ Ignoring State Law Differences: A big mistake for couples moving from one state to another (or living apart in different states) is not realizing community property rules apply. If you live in a community property state and file separately, but you report all of a gain on one spouse’s return, you’ve essentially misreported income. Avoid it: Know your state’s marital property regime. If it’s a community property state, follow the 50/50 rule for separate filings. If unsure, consult a local tax expert.
- ⚠️ Missed Home Sale Exclusion Opportunities: Couples sometimes miss out on the full $500K exclusion because they didn’t meet the requirements for both spouses. For example, one spouse might not realize they needed to reside in the house for two years as well. Or couples get married right after one sells a home, losing the chance to exclude $500K (since as singles they were capped at $250K each). Avoid it: Plan ahead if you’re selling a home. Ensure both of you meet the use test when possible, and time marriages or home sales to maximize the exclusion. If you got married and each owned a home, remember you only get one $500K exclusion on one sale (the IRS won’t give $500K on each house just because you’re married – there are rules preventing double-dipping within two years).
- ⚠️ Filing Separately Without Crunching Numbers: Some couples are lured by an idea on the internet (or Reddit) that filing MFS will save them taxes on a big gain. They do it without realizing they lost other benefits, ending up with higher tax bills or complications. Avoid it: Always compare the tax results of MFJ vs MFS before filing. Remember to factor in state taxes too (some states have marriage penalties or community property splits). Often, any capital gains savings on one side is wiped out by higher rates or loss of deductions on the other side.
- ⚠️ Overlooking Your Spouse’s Capital Losses: As mentioned, one spouse might have losing investments and the other gains. If you file separately, the spouse with gains could be paying tax while the other sits on unused losses (only able to deduct a small amount per year). Avoid it: Whenever possible, file jointly in a year where one of you has losses and the other gains, so you fully utilize losses to offset gains. Don’t leave tax savings on the table.
- ⚠️ Forgetting About Estimated Taxes: If you have a large capital gain (say from selling a second home or big stock sale), remember that on a joint return it increases your combined tax. Couples sometimes get a surprise tax bill or underpayment penalty because they didn’t adjust their estimated tax payments or withholding. This isn’t exactly a “splitting” issue, but it’s related – if one spouse’s stock sale will create a big tax, both might need to pay in more (through withholding or estimates) to cover it, especially if filing jointly. Avoid it: When planning a big sale, discuss with your spouse and perhaps have extra tax withheld from one of your paychecks or make an estimated tax payment to stay safe.
By staying aware of these pitfalls, you can sidestep trouble and keep more of your money. Tax rules for couples can be tricky, but a little knowledge goes a long way toward avoiding costly mistakes. 😉
FAQs: Your Capital Gains and Spouse Questions Answered
Q: Does getting married help with capital gains tax?
A: Yes. Marriage can double your home sale gain exclusion (from $250K to $500K) and gives joint filers higher income brackets for 0% and 15% capital gains rates, potentially lowering taxes.
Q: Can I avoid capital gains tax by transferring stock to my spouse?
A: No. Transferring stock to your spouse isn’t a taxable event, but it doesn’t erase the gain. When your spouse sells, the original cost basis carries over, so the capital gain tax still applies upon sale.
Q: Do both spouses pay capital gains tax on a joint return?
A: Yes. On a joint return, the tax is calculated on combined income, including any gains either spouse earned. However, it’s one tax bill – you aren’t taxed twice. Both are jointly responsible for paying it.
Q: Can one spouse claim all the capital gains on their return?
A: No. Each spouse must report their own capital gains on separate returns. One spouse can’t claim 100% of a gain that legally belongs to the other. (On a joint return, this issue doesn’t arise.)
Q: Do spouses each get a $250,000 capital gains exemption on a home sale?
A: Yes. If married and filing jointly, you get up to $500,000 combined ($250K per spouse) excluded from capital gains on a qualifying home sale. On separate returns, it’s $250K max per spouse if each qualifies.
Q: Can I use my spouse’s capital losses to offset my gains?
A: Yes. If you file a joint return, one spouse’s capital losses offset the other’s gains fully. If you file separately, no, each spouse’s losses only apply to their own gains (community property splits aside).
Q: Is capital gains tax split in community property states even if we file jointly?
A: No. When filing jointly, community property doesn’t matter because you file one combined return. The 50/50 split rule applies only if you file separate returns in a community property state.
Q: Should we get married to avoid capital gains tax on our house sale?
A: Yes – if one of you owns a highly appreciated home, marrying could let you claim the $500K exclusion (instead of $250K). Just ensure you meet the occupancy/ownership rules and timing requirements.