§ 512

§ 512. Unrelated business taxable income

(a)
Definition

For purposes of this titleâ”

(1)
General rule

Except as otherwise provided in this subsection, the term “unrelated business taxable income” means the gross income derived by any organization from any unrelated trade or business (as defined in section
513) regularly carried on by it, less the deductions allowed by this chapter which are directly connected with the carrying on of such trade or business, both computed with the modifications provided in subsection (b).

(2)
Special rule for foreign organizations

In the case of an organization described in section
511 which is a foreign organization, the unrelated business taxable income shall beâ”

(A)
its unrelated business taxable income which is derived from sources within the United States and which is not effectively connected with the conduct of a trade or business within the United States, plus

(B)
its unrelated business taxable income which is effectively connected with the conduct of a trade or business within the United States.

(3)
Special rules applicable to organizations described in paragraph (7), (9), (17), or (20) of section
501
(c)

(A)
General rule

In the case of an organization described in paragraph (7), (9), (17), or (20) of section
501
(c), the term “unrelated business taxable income” means the gross income (excluding any exempt function income), less the deductions allowed by this chapter which are directly connected with the production of the gross income (excluding exempt function income), both computed with the modifications provided in paragraphs (6), (10), (11), and (12) of subsection (b). For purposes of the preceding sentence, the deductions provided by sections
243,
244, and
245 (relating to dividends received by corporations) shall be treated as not directly connected with the production of gross income.

(B)
Exempt function income

For purposes of subparagraph (A), the term “exempt function income” means the gross income from dues, fees, charges, or similar amounts paid by members of the organization as consideration for providing such members or their dependents or guests goods, facilities, or services in furtherance of the purposes constituting the basis for the exemption of the organization to which such income is paid. Such term also means all income (other than an amount equal to the gross income derived from any unrelated trade or business regularly carried on by such organization computed as if the organization were subject to paragraph (1)), which is set asideâ”

(i)
for a purpose specified in section
170
(c)(4), or

(ii)
in the case of an organization described in paragraph (9), (17), or (20) of section
501
(c), to provide for the payment of life, sick, accident, or other benefits,

including reasonable costs of administration directly connected with a purpose described in clause (i) or (ii). If during the taxable year, an amount which is attributable to income so set aside is used for a purpose other than that described in clause (i) or (ii), such amount shall be included, under subparagraph (A), in unrelated business taxable income for the taxable year.

In the case of a corporation described in section
501
(c)(2), the income of which is payable to an organization described in paragraph (7), (9), (17), or (20) of section
501
(c), subparagraph (A) shall apply as if such corporation were the organization to which the income is payable. For purposes of the preceding sentence, such corporation shall be treated as having exempt function income for a taxable year only if it files a consolidated return with such organization for such year.

(D)
Nonrecognition of gain

If property used directly in the performance of the exempt function of an organization described in paragraph (7), (9), (17), or (20) of section
501
(c) is sold by such organization, and within a period beginning 1 year before the date of such sale, and ending 3 years after such date, other property is purchased and used by such organization directly in the performance of its exempt function, gain (if any) from such sale shall be recognized only to the extent that such organizationâ™s sales price of the old property exceeds the organizationâ™s cost of purchasing the other property. For purposes of this subparagraph, the destruction in whole or in part, theft, seizure, requisition, or condemnation of property, shall be treated as the sale of such property, and rules similar to the rules provided by subsections (b), (c), (e), and (j) of section
1034 (as in effect on the day before the date of the enactment of the Taxpayer Relief Act of 1997) shall apply.

(E)
Limitation on amount of setaside in the case of organizations described in paragraph (9), (17), or (20) of section
501
(c)

(i)
In general

In the case of any organization described in paragraph (9), (17), or (20) of section
501
(c), a set-aside for any purpose specified in clause (ii) of subparagraph (B) may be taken into account under subparagraph (B) only to the extent that such set-aside does not result in an amount of assets set aside for such purpose in excess of the account limit determined under section
419A (without regard to subsection (f)(6) thereof) for the taxable year (not taking into account any reserve described in section
419A
(c)(2)(A) for post-retirement medical benefits).

(ii)
Treatment of existing reserves for post-retirement medical or life insurance benefits

(I)
Clause (i) shall not apply to any income attributable to an existing reserve for post-retirement medical or life insurance benefits.

(II)
For purposes of subclause (I), the term “reserve for post-retirement medical or life insurance benefits” means the greater of the amount of assets set aside for purposes of post-retirement medical or life insurance benefits to be provided to covered employees as of the close of the last plan year ending before the date of the enactment of the Tax Reform Act of 1984 or on July 18, 1984.

(III)
All payments during plan years ending on or after the date of the enactment of the Tax Reform Act of 1984 of post-retirement medical benefits or life insurance benefits shall be charged against the reserve referred to in subclause (II). Except to the extent provided in regulations prescribed by the Secretary, all plans of an employer shall be treated as 1 plan for purposes of the preceding sentence.

(iii)
Treatment of tax exempt organizations

This subparagraph shall not apply to any organization if substantially all of the contributions to such organization are made by employers who were exempt from tax under this chapter throughout the 5-taxable year period ending with the taxable year in which the contributions are made.

(4)
Special rule applicable to organizations described in section
501
(c)(19)

In the case of an organization described in section
501
(c)(19), the term “unrelated business taxable income” does not include any amount attributable to payments for life, sick, accident, or health insurance with respect to members of such organizations or their dependents which is set aside for the purpose of providing for the payment of insurance benefits or for a purpose specified in section
170
(c)(4). If an amount set aside under the preceding sentence is used during the taxable year for a purpose other than a purpose described in the preceding sentence, such amount shall be included, under paragraph (1), in unrelated business taxable income for the taxable year.

(5)
Definition of payments with respect to securities loans

(A)
The term “payments with respect to securities loans” includes all amounts received in respect of a security (as defined in section
1236
(c)) transferred by the owner to another person in a transaction to which section
1058 applies (whether or not title to the security remains in the name of the lender) includingâ”

(i)
amounts in respect of dividends, interest, or other distributions,

(ii)
fees computed by reference to the period beginning with the transfer of securities by the owner and ending with the transfer of identical securities back to the transferor by the transferee and the fair market value of the security during such period,

(iii)
income from collateral security for such loan, and

(iv)
income from the investment of collateral security.

(B)
Subparagraph (A) shall apply only with respect to securities transferred pursuant to an agreement between the transferor and the transferee which provides forâ”

(i)
reasonable procedures to implement the obligation of the transferee to furnish to the transferor, for each business day during such period, collateral with a fair market value not less than the fair market value of the security at the close of business on the preceding business day,

(ii)
termination of the loan by the transferor upon notice of not more than 5 business days, and

(iii)
return to the transferor of securities identical to the transferred securities upon termination of the loan.

(b)
Modifications

The modifications referred to in subsection (a) are the following:

(1)
There shall be excluded all dividends, interest, payments with respect to securities loans (as defined in subsection (a)(5)), amounts received or accrued as consideration for entering into agreements to make loans, and annuities, and all deductions directly connected with such income.

(2)
There shall be excluded all royalties (including overriding royalties) whether measured by production or by gross or taxable income from the property, and all deductions directly connected with such income.

(3)
In the case of rentsâ”

(A)
Except as provided in subparagraph (B), there shall be excludedâ”

(i)
all rents from real property (including property described in section
1245
(a)(3)(C)), and

(ii)
all rents from personal property (including for purposes of this paragraph as personal property any property described in section
1245
(a)(3)(B)) leased with such real property, if the rents attributable to such personal property are an incidental amount of the total rents received or accrued under the lease, determined at the time the personal property is placed in service.

(B)
Subparagraph (A) shall not applyâ”

(i)
if more than 50 percent of the total rent received or accrued under the lease is attributable to personal property described in subparagraph (A)(ii), or

(ii)
if the determination of the amount of such rent depends in whole or in part on the income or profits derived by any person from the property leased (other than an amount based on a fixed percentage or percentages of receipts or sales).

(4)
Notwithstanding paragraph (1), (2), (3), or (5), in the case of debt-financed property (as defined in section
514) there shall be included, as an item of gross income derived from an unrelated trade or business, the amount ascertained under section
514
(a)(1), and there shall be allowed, as a deduction, the amount ascertained under section
514
(a)(2).

(5)
There shall be excluded all gains or losses from the sale, exchange, or other disposition of property other thanâ”

(A)
stock in trade or other property of a kind which would properly be includible in inventory if on hand at the close of the taxable year, or

(B)
property held primarily for sale to customers in the ordinary course of the trade or business.

There shall also be excluded all gains or losses recognized, in connection with the organizationâ™s investment activities, from the lapse or termination of options to buy or sell securities (as defined in section
1236
(c)) or real property and all gains or losses from the forfeiture of good-faith deposits (that are consistent with established business practice) for the purchase, sale, or lease of real property in connection with the organizationâ™s investment activities. This paragraph shall not apply with respect to the cutting of timber which is considered, on the application of section
631, as a sale or exchange of such timber.

(6)
The net operating loss deduction provided in section
172 shall be allowed, except thatâ”

(A)
the net operating loss for any taxable year, the amount of the net operating loss carryback or carryover to any taxable year, and the net operating loss deduction for any taxable year shall be determined under section
172 without taking into account any amount of income or deduction which is excluded under this part in computing the unrelated business taxable income; and

(B)
the terms “preceding taxable year” and “preceding taxable years” as used in section
172 shall not include any taxable year for which the organization was not subject to the provisions of this part.

(7)
There shall be excluded all income derived from research for

(A)
the United States, or any of its agencies or instrumentalities, or

(B)
any State or political subdivision thereof; and there shall be excluded all deductions directly connected with such income.

(8)
In the case of a college, university, or hospital, there shall be excluded all income derived from research performed for any person, and all deductions directly connected with such income.

(9)
In the case of an organization operated primarily for purposes of carrying on fundamental research the results of which are freely available to the general public, there shall be excluded all income derived from research performed for any person, and all deductions directly connected with such income.

(10)
In the case of any organization described in section
511
(a), the deduction allowed by section
170 (relating to charitable etc. contributions and gifts) shall be allowed (whether or not directly connected with the carrying on of the trade or business), but shall not exceed 10 percent of the unrelated business taxable income computed without the benefit of this paragraph.

(11)
In the case of any trust described in section
511
(b), the deduction allowed by section
170 (relating to charitable etc. contributions and gifts) shall be allowed (whether or not directly connected with the carrying on of the trade or business), and for such purpose a distribution made by the trust to a beneficiary described in section
170 shall be considered as a gift or contribution. The deduction allowed by this paragraph shall be allowed with the limitations prescribed in section
170
(b)(1)(A) and (B) determined with reference to the unrelated business taxable income computed without the benefit of this paragraph (in lieu of with reference to adjusted gross income).

(12)
Except for purposes of computing the net operating loss under section
172 and paragraph (6), there shall be allowed a specific deduction of $1,000. In the case of a diocese, province of a religious order, or a convention or association of churches, there shall also be allowed, with respect to each parish, individual church, district, or other local unit, a specific deduction equal to the lower ofâ”

(A)
$1,000, or

(B)
the gross income derived from any unrelated trade or business regularly carried on by such local unit.

(13)
Special rules for certain amounts received from controlled entities.â”

(A)
In general.â”
If an organization (in this paragraph referred to as the “controlling organization”) receives or accrues (directly or indirectly) a specified payment from another entity which it controls (in this paragraph referred to as the “controlled entity”), notwithstanding paragraphs (1), (2), and (3), the controlling organization shall include such payment as an item of gross income derived from an unrelated trade or business to the extent such payment reduces the net unrelated income of the controlled entity (or increases any net unrelated loss of the controlled entity). There shall be allowed all deductions of the controlling organization directly connected with amounts treated as derived from an unrelated trade or business under the preceding sentence.

(B)
Net unrelated income or loss.â”
For purposes of this paragraphâ”

(i)
Net unrelated income.â”
The term “net unrelated income” meansâ”

(I)
in the case of a controlled entity which is not exempt from tax under section
501
(a), the portion of such entityâ™s taxable income which would be unrelated business taxable income if such entity were exempt from tax under section
501
(a) and had the same exempt purposes as the controlling organization, or

(II)
in the case of a controlled entity which is exempt from tax under section
501
(a), the amount of the unrelated business taxable income of the controlled entity.

(ii)
Net unrelated loss.â”
The term “net unrelated loss” means the net operating loss adjusted under rules similar to the rules of clause (i).

(C)
Specified payment.â”
For purposes of this paragraph, the term “specified payment” means any interest, annuity, royalty, or rent.

(D)
Definition of control.â”
For purposes of this paragraphâ”

(i)
Control.â”
The term “control” meansâ”

(I)
in the case of a corporation, ownership (by vote or value) of more than 50 percent of the stock in such corporation,

(II)
in the case of a partnership, ownership of more than 50 percent of the profits interests or capital interests in such partnership, or

(III)
in any other case, ownership of more than 50 percent of the beneficial interests in the entity.

(ii)
Constructive ownership.â”
Section
318 (relating to constructive ownership of stock) shall apply for purposes of determining ownership of stock in a corporation. Similar principles shall apply for purposes of determining ownership of interests in any other entity.

(E)
Paragraph to apply only to certain excess payments.â”

(i)
In general.â”
Subparagraph (A) shall apply only to the portion of a qualifying specified payment received or accrued by the controlling organization that exceeds the amount which would have been paid or accrued if such payment met the requirements prescribed under section
482.

(ii)
Addition to tax for valuation misstatements.â”
The tax imposed by this chapter on the controlling organization shall be increased by an amount equal to 20 percent of the larger ofâ”

(I)
such excess determined without regard to any amendment or supplement to a return of tax, or

(II)
such excess determined with regard to all such amendments and supplements.

(iii)
Qualifying specified payment.â”
The term “qualifying specified payment” means a specified payment which is made pursuant toâ”

(I)
a binding written contract in effect on the date of the enactment of this subparagraph, or

(II)
a contract which is a renewal, under substantially similar terms, of a contract described in subclause (I).

(iv)
Termination.â”
This subparagraph shall not apply to payments received or accrued after December 31, 2007.

(F)
Related persons.â”
The Secretary shall prescribe such rules as may be necessary or appropriate to prevent avoidance of the purposes of this paragraph through the use of related persons.

[(14)
Repealed. Pub. L. 101508, title XI, § 11801(a)(23), Nov. 5, 1990, 104 Stat. 1388521.]

(15)
Except as provided in paragraph (4), in the case of a trade or businessâ”

(A)
which consists of providing services under license issued by a Federal regulatory agency,

(B)
which is carried on by a religious order or by an educational organization described in section
170
(b)(1)(A)(ii) maintained by such religious order, and which was so carried on before May 27, 1959, and

(C)
less than 10 percent of the net income of which for each taxable year is used for activities which are not related to the purpose constituting the basis for the religious orderâ™s exemption,

there shall be excluded all gross income derived from such trade or business and all deductions directly connected with the carrying on of such trade or business, so long as it is established to the satisfaction of the Secretary that the rates or other charges for such services are competitive with rates or other charges charged for similar services by persons not exempt from taxation.

(16)

(A)
Notwithstanding paragraph (5)(B), there shall be excluded all gains or losses from the sale, exchange, or other disposition of any real property described in subparagraph (B) ifâ”

(i)
such property was acquired by the organization fromâ”

(I)
a financial institution described in section
581 or
591
(a) which is in conservatorship or receivership, or

(II)
the conservator or receiver of such an institution (or any government agency or corporation succeeding to the rights or interests of the conservator or receiver),

(ii)
such property is designated by the organization within the 9-month period beginning on the date of its acquisition as property held for sale, except that not more than one-half (by value determined as of such date) of property acquired in a single transaction may be so designated,

(iii)
such sale, exchange, or disposition occurs before the later ofâ”

(I)
the date which is 30 months after the date of the acquisition of such property, or

(II)
the date specified by the Secretary in order to assure an orderly disposition of property held by persons described in subparagraph (A), and

(iv)
while such property was held by the organization, the aggregate expenditures on improvements and development activities included in the basis of the property are (or were) not in excess of 20 percent of the net selling price of such property.

(B)
Property is described in this subparagraph if it is real property whichâ”

(i)
was held by the financial institution at the time it entered into conservatorship or receivership, or

(ii)
was foreclosure property (as defined in section
514
(c)(9)(H)(v)) which secured indebtedness held by the financial institution at such time.

For purposes of this subparagraph, real property includes an interest in a mortgage.

(17)
Treatment of certain amounts derived from foreign corporations.â”

(A)
In general.â”
Notwithstanding paragraph (1), any amount included in gross income under section
951
(a)(1)(A) shall be included as an item of gross income derived from an unrelated trade or business to the extent the amount so included is attributable to insurance income (as defined in section
953) which, if derived directly by the organization, would be treated as gross income from an unrelated trade or business. There shall be allowed all deductions directly connected with amounts included in gross income under the preceding sentence.

(B)
Exception.â”

(i)
In general.â”
Subparagraph (A) shall not apply to income attributable to a policy of insurance or reinsurance with respect to which the person (directly or indirectly) insured isâ”

(I)
such organization,

(II)
an affiliate of such organization which is exempt from tax under section
501
(a), or

(III)
a director or officer of, or an individual who (directly or indirectly) performs services for, such organization or affiliate but only if the insurance covers primarily risks associated with the performance of services in connection with such organization or affiliate.

(ii)
Affiliate.â”
For purposes of this subparagraphâ”

(I)
In general.â”
The determination as to whether an entity is an affiliate of an organization shall be made under rules similar to the rules of section
168
(h)(4)(B).

(II)
Special rule.â”
Two or more organizations (and any affiliates of such organizations) shall be treated as affiliates if such organizations are colleges or universities described in section
170
(b)(1)(A)(ii) or organizations described in section
170
(b)(1)(A)(iii) and participate in an insurance arrangement that provides for any profits from such arrangement to be returned to the policyholders in their capacity as such.

(C)
Regulations.â”
The Secretary shall prescribe such regulations as may be necessary or appropriate to carry out the purposes of this paragraph, including regulations for the application of this paragraph in the case of income paid through 1 or more entities or between 2 or more chains of entities.

(18)
Treatment of mutual or cooperative electric companies.â”
In the case of a mutual or cooperative electric company described in section
501
(c)(12), there shall be excluded income which is treated as member income under subparagraph (H) thereof.

(19)
Treatment of gain or loss on sale or exchange of certain brownfield sites.â”

(A)
In general.â”
Notwithstanding paragraph (5)(B), there shall be excluded any gain or loss from the qualified sale, exchange, or other disposition of any qualifying brownfield property by an eligible taxpayer.

(B)
Eligible taxpayer.â”
For purposes of this paragraphâ”

(i)
In general.â”
The term “eligible taxpayer” means, with respect to a property, any organization exempt from tax under section
501
(a) whichâ”

(I)
acquires from an unrelated person a qualifying brownfield property, and

(II)
pays or incurs eligible remediation expenditures with respect to such property in an amount which exceeds the greater of $550,000 or 12 percent of the fair market value of the property at the time such property was acquired by the eligible taxpayer, determined as if there was not a presence of a hazardous substance, pollutant, or contaminant on the property which is complicating the expansion, redevelopment, or reuse of the property.

(ii)
Exception.â”
Such term shall not include any organization which isâ”

(I)
potentially liable under section 107 of the Comprehensive Environmental Response, Compensation, and Liability Act of 1980 with respect to the qualifying brownfield property,

(II)
affiliated with any other person which is so potentially liable through any direct or indirect familial relationship or any contractual, corporate, or financial relationship (other than a contractual, corporate, or financial relationship which is created by the instruments by which title to any qualifying brownfield property is conveyed or financed or by a contract of sale of goods or services), or

(III)
the result of a reorganization of a business entity which was so potentially liable.

(i)
In general.â”
The term “qualifying brownfield property” means any real property which is certified, before the taxpayer incurs any eligible remediation expenditures (other than to obtain a Phase I environmental site assessment), by an appropriate State agency (within the meaning of section
198
(c)(4)) in the State in which such property is located as a brownfield site within the meaning of section 101(39) of the Comprehensive Environmental Response, Compensation, and Liability Act of 1980 (as in effect on the date of the enactment of this paragraph).

(ii)
Request for certification.â”
Any request by an eligible taxpayer for a certification described in clause (i) shall include a sworn statement by the eligible taxpayer and supporting documentation of the presence of a hazardous substance, pollutant, or contaminant on the property which is complicating the expansion, redevelopment, or reuse of the property given the propertyâ™s reasonably anticipated future land uses or capacity for uses of the property (including a Phase I environmental site assessment and, if applicable, evidence of the propertyâ™s presence on a local, State, or Federal list of brownfields or contaminated property) and other environmental assessments prepared or obtained by the taxpayer.

(D)
Qualified sale, exchange, or other disposition.â”
For purposes of this paragraphâ”

(i)
In general.â”
A sale, exchange, or other disposition of property shall be considered as qualified ifâ”

(I)
such property is transferred by the eligible taxpayer to an unrelated person, and

(II)
within 1 year of such transfer the eligible taxpayer has received a certification from the Environmental Protection Agency or an appropriate State agency (within the meaning of section
198
(c)(4)) in the State in which such property is located that, as a result of the eligible taxpayerâ™s remediation actions, such property would not be treated as a qualifying brownfield property in the hands of the transferee.

For purposes of subclause (II), before issuing such certification, the Environmental Protection Agency or appropriate State agency shall respond to comments received pursuant to clause (ii)(V) in the same form and manner as required under section 117(b) of the Comprehensive Environmental Response, Compensation, and Liability Act of 1980 (as in effect on the date of the enactment of this paragraph).

(ii)
Request for certification.â”
Any request by an eligible taxpayer for a certification described in clause (i) shall be made not later than the date of the transfer and shall include a sworn statement by the eligible taxpayer certifying the following:

(I)
Remedial actions which comply with all applicable or relevant and appropriate requirements (consistent with section 121(d) of the Comprehensive Environmental Response, Compensation, and Liability Act of 1980) have been substantially completed, such that there are no hazardous substances, pollutants, or contaminants which complicate the expansion, redevelopment, or reuse of the property given the propertyâ™s reasonably anticipated future land uses or capacity for uses of the property.

(II)
The reasonably anticipated future land uses or capacity for uses of the property are more economically productive or environmentally beneficial than the uses of the property in existence on the date of the certification described in subparagraph (C)(i). For purposes of the preceding sentence, use of property as a landfill or other hazardous waste facility shall not be considered more economically productive or environmentally beneficial.

(III)
A remediation plan has been implemented to bring the property into compliance with all applicable local, State, and Federal environmental laws, regulations, and standards and to ensure that the remediation protects human health and the environment.

(IV)
The remediation plan described in subclause (III), including any physical improvements required to remediate the property, is either complete or substantially complete, and, if substantially complete, sufficient monitoring, funding, institutional controls, and financial assurances have been put in place to ensure the complete remediation of the property in accordance with the remediation plan as soon as is reasonably practicable after the sale, exchange, or other disposition of such property.

(V)
Public notice and the opportunity for comment on the request for certification was completed before the date of such request. Such notice and opportunity for comment shall be in the same form and manner as required for public participation required under section 117(a) of the Comprehensive Environmental Response, Compensation, and Liability Act of 1980 (as in effect on the date of the enactment of this paragraph). For purposes of this subclause, public notice shall include, at a minimum, publication in a major local newspaper of general circulation.

(iii)
Attachment to tax returns.â”
A copy of each of the requests for certification described in clause (ii) of subparagraph (C) and this subparagraph shall be included in the tax return of the eligible taxpayer (and, where applicable, of the qualifying partnership) for the taxable year during which the transfer occurs.

(iv)
Substantial completion.â”
For purposes of this subparagraph, a remedial action is substantially complete when any necessary physical construction is complete, all immediate threats have been eliminated, and all long-term threats are under control.

(E)
Eligible remediation expenditures.â”
For purposes of this paragraphâ”

(i)
In general.â”
The term “eligible remediation expenditures” means, with respect to any qualifying brownfield property, any amount paid or incurred by the eligible taxpayer to an unrelated third person to obtain a Phase I environmental site assessment of the property, and any amount so paid or incurred after the date of the certification described in subparagraph (C)(i) for goods and services necessary to obtain a certification described in subparagraph (D)(i) with respect to such property, including expendituresâ”

(I)
to manage, remove, control, contain, abate, or otherwise remediate a hazardous substance, pollutant, or contaminant on the property,

(II)
to obtain a Phase II environmental site assessment of the property, including any expenditure to monitor, sample, study, assess, or otherwise evaluate the release, threat of release, or presence of a hazardous substance, pollutant, or contaminant on the property,

(III)
to obtain environmental regulatory certifications and approvals required to manage the remediation and monitoring of the hazardous substance, pollutant, or contaminant on the property, and

(IV)
regardless of whether it is necessary to obtain a certification described in subparagraph (D)(i)(II), to obtain remediation cost-cap or stop-loss coverage, re-opener or regulatory action coverage, or similar coverage under environmental insurance policies, or financial guarantees required to manage such remediation and monitoring.

(ii)
Exceptions.â”
Such term shall not includeâ”

(I)
any portion of the purchase price paid or incurred by the eligible taxpayer to acquire the qualifying brownfield property,

(II)
environmental insurance costs paid or incurred to obtain legal defense coverage, owner/operator liability coverage, lender liability coverage, professional liability coverage, or similar types of coverage,

(III)
any amount paid or incurred to the extent such amount is reimbursed, funded, or otherwise subsidized by grants provided by the United States, a State, or a political subdivision of a State for use in connection with the property, proceeds of an issue of State or local government obligations used to provide financing for the property the interest of which is exempt from tax under section
103, or subsidized financing provided (directly or indirectly) under a Federal, State, or local program provided in connection with the property, or

(IV)
any expenditure paid or incurred before the date of the enactment of this paragraph.

For purposes of subclause (III), the Secretary may issue guidance regarding the treatment of government-provided funds for purposes of determining eligible remediation expenditures.

(F)
Determination of gain or loss.â”
For purposes of this paragraph, the determination of gain or loss shall not include an amount treated as gain which is ordinary income with respect to section
1245 or section
1250 property, including amounts deducted as section
198 expenses which are subject to the recapture rules of section
198
(e), if the taxpayer had deducted such amounts in the computation of its unrelated business taxable income.

(G)
Special rules for partnerships.â”

(i)
In general.â”
In the case of an eligible taxpayer which is a partner of a qualifying partnership which acquires, remediates, and sells, exchanges, or otherwise disposes of a qualifying brownfield property, this paragraph shall apply to the eligible taxpayerâ™s distributive share of the qualifying partnershipâ™s gain or loss from the sale, exchange, or other disposition of such property.

(ii)
Qualifying partnership.â”
The term “qualifying partnership” means a partnership whichâ”

(I)
has a partnership agreement which satisfies the requirements of section
514
(c)(9)(B)(vi) at all times beginning on the date of the first certification received by the partnership under subparagraph (C)(i),

(II)
satisfies the requirements of subparagraphs (B)(i), (C), (D), and (E), if “qualified partnership” is substituted for “eligible taxpayer” each place it appears therein (except subparagraph (D)(iii)), and

(III)
is not an organization which would be prevented from constituting an eligible taxpayer by reason of subparagraph (B)(ii).

(iii)
Requirement that tax-exempt partner be a partner since first certification.â”
This paragraph shall apply with respect to any eligible taxpayer which is a partner of a partnership which acquires, remediates, and sells, exchanges, or otherwise disposes of a qualifying brownfield property only if such eligible taxpayer was a partner of the qualifying partnership at all times beginning on the date of the first certification received by the partnership under subparagraph (C)(i) and ending on the date of the sale, exchange, or other disposition of the property by the partnership.

(iv)
Regulations.â”
The Secretary shall prescribe such regulations as are necessary to prevent abuse of the requirements of this subparagraph, including abuse throughâ”

(I)
the use of special allocations of gains or losses, or

(II)
changes in ownership of partnership interests held by eligible taxpayers.

(H)
Special rules for multiple properties.â”

(i)
In general.â”
An eligible taxpayer or a qualifying partnership of which the eligible taxpayer is a partner may make a 1-time election to apply this paragraph to more than 1 qualifying brownfield property by averaging the eligible remediation expenditures for all such properties acquired during the election period. If the eligible taxpayer or qualifying partnership makes such an election, the election shall apply to all qualified sales, exchanges, or other dispositions of qualifying brownfield properties the acquisition and transfer of which occur during the period for which the election remains in effect.

(ii)
Election.â”
An election under clause (i) shall be made with the eligible taxpayerâ™s or qualifying partnershipâ™s timely filed tax return (including extensions) for the first taxable year for which the taxpayer or qualifying partnership intends to have the election apply. An election under clause (i) is effective for the periodâ”

(I)
beginning on the date which is the first day of the taxable year of the return in which the election is included or a later day in such taxable year selected by the eligible taxpayer or qualifying partnership, and

(II)
ending on the date which is the earliest of a date of revocation selected by the eligible taxpayer or qualifying partnership, the date which is 8 years after the date described in subclause (I), or, in the case of an election by a qualifying partnership of which the eligible taxpayer is a partner, the date of the termination of the qualifying partnership.

(iii)
Revocation.â”
An eligible taxpayer or qualifying partnership may revoke an election under clause (i)(II) ^[1] by filing a statement of revocation with a timely filed tax return (including extensions). A revocation is effective as of the first day of the taxable year of the return in which the revocation is included or a later day in such taxable year selected by the eligible taxpayer or qualifying partnership. Once an eligible taxpayer or qualifying partnership revokes the election, the eligible taxpayer or qualifying partnership is ineligible to make another election under clause (i) with respect to any qualifying brownfield property subject to the revoked election.

(I)
Recapture.â”
If an eligible taxpayer excludes gain or loss from a sale, exchange, or other disposition of property to which an election under subparagraph (H) applies, and such property fails to satisfy the requirements of this paragraph, the unrelated business taxable income of the eligible taxpayer for the taxable year in which such failure occurs shall be determined by including any previously excluded gain or loss from such sale, exchange, or other disposition allocable to such taxpayer, and interest shall be determined at the overpayment rate established under section
6621 on any resulting tax for the period beginning with the due date of the return for the taxable year during which such sale, exchange, or other disposition occurred, and ending on the date of payment of the tax.

(J)
Related persons.â”
For purposes of this paragraph, a person shall be treated as related to another person ifâ”

(i)
such person bears a relationship to such other person described in section
267
(b) (determined without regard to paragraph (9) thereof), or section
707
(b)(1), determined by substituting “25 percent” for “50 percent” each place it appears therein, and

(ii)
in the case such other person is a nonprofit organization, if such person controls directly or indirectly more than 25 percent of the governing body of such organization.

(K)
Termination.â”
Except for purposes of determining the average eligible remediation expenditures for properties acquired during the election period under subparagraph (H), this paragraph shall not apply to any property acquired by the eligible taxpayer or qualifying partnership after December 31, 2009.

(1)
In general

If a trade or business regularly carried on by a partnership of which an organization is a member is an unrelated trade or business with respect to such organization, such organization in computing its unrelated business taxable income shall, subject to the exceptions, additions, and limitations contained in subsection (b), include its share (whether or not distributed) of the gross income of the partnership from such unrelated trade or business and its share of the partnership deductions directly connected with such gross income.

(2)
Special rule where partnership year is different from organizationâ™s year

If the taxable year of the organization is different from that of the partnership, the amounts to be included or deducted in computing the unrelated business taxable income under paragraph (1) shall be based upon the income and deductions of the partnership for any taxable year of the partnership ending within or with the taxable year of the organization.

(d)
Treatment of dues of agricultural or horticultural organizations

(1)
In general

Ifâ”

(A)
an agricultural or horticultural organization described in section
501
(c)(5) requires annual dues to be paid in order to be a member of such organization, and

(B)
the amount of such required annual dues does not exceed $100,

in no event shall any portion of such dues be treated as derived by such organization from an unrelated trade or business by reason of any benefits or privileges to which members of such organization are entitled.

(2)
Indexation of $100 amount

In the case of any taxable year beginning in a calendar year after 1995, the $100 amount in paragraph (1) shall be increased by an amount equal toâ”

(A)
$100, multiplied by

(B)
the cost-of-living adjustment determined under section
1
(f)(3) for the calendar year in which the taxable year begins, by substituting “calendar year 1994″ for “calendar year 1992″ in subparagraph (B) thereof.

(3)
Dues

For purposes of this subsection, the term “dues” means any payment (whether or not designated as dues) which is required to be made in order to be recognized by the organization as a member of the organization.

(e)
Special rules applicable to S corporations

(1)
In general

If an organization described in section
1361
(c)(2)(A)(vi) or
1361
(c)(6) holds stock in an S corporationâ”

(A)
such interest shall be treated as an interest in an unrelated trade or business, and

(B)
notwithstanding any other provision of this partâ”

(i)
all items of income, loss, or deduction taken into account under section
1366
(a), and

(ii)
any gain or loss on the disposition of the stock in the S corporation,

shall be taken into account in computing the unrelated business taxable income of such organization.

(2)
Basis reduction

Except as provided in regulations, for purposes of paragraph (1), the basis of any stock acquired by purchase (as defined in section
1361
(e)(1)(C)) shall be reduced by the amount of any dividends received by the organization with respect to the stock.

(3)
Exception for ESOPs

This subsection shall not apply to employer securities (within the meaning of section
409
(l)) held by an employee stock ownership plan described in section
4975
(e)(7).

[1] So in original.

§ 512. Unrelated business taxable income

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