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To amend the Internal Revenue Code of 1986 to exclude certain discharges of indebtedness secured by real property from income.
Summary
This bill would allow owners of commercial and retail properties to exclude certain discharged debt from their taxable income. The bill applies to debt that was incurred before March 1, 2023, secured by commercial or retail real property, and discharged between December 31, 2023 and January 1, 2028. Normally, forgiven debt is treated as taxable income; this bill excludes qualified commercial or retail debt from that treatment. The bill coordinates with other debt discharge exclusions in the tax code. The tax relief applies retroactively to discharges occurring on or after December 31, 2023.
AI-generated plain-language summary of the bill text — neutral, and may be imperfect. See the full text below for the exact wording.
Sponsor (1)
3 cosponsors
- Rep. Lawler, Michael [R-NY-17] (R-NY)
- Rep. Ryan, Patrick [D-NY-18] (D-NY)
- Rep. Tonko, Paul [D-NY-20] (D-NY)
Actions (2)
- Jun 24, 2025 Referred to the House Committee on Ways and Means. · house
- Jun 24, 2025 Introduced in House
Similar bills (6)
Bills with similar text or summary — includes reintroductions across Congresses. Ranked by semantic similarity of the bill text (computed locally); a neutral discovery aid, not a claim the bills are duplicates.
Text versions (1)
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Full text
IN THE HOUSE OF REPRESENTATIVES
June 24, 2025
Ms. Tenney (for herself, Mr. Tonko, Mr. Lawler, and Mr. Ryan) introduced the following bill; which was referred to the Committee on Ways and Means
A BILL
To amend the Internal Revenue Code of 1986 to exclude certain discharges of indebtedness secured by real property from income.
Be it enacted by the Senate and House of Representatives of the United States of America in Congress assembled,
SECTION 1. SHORT TITLE.
This Act may be cited as the “Saving Our Mainstreet American Locations for Leisure and Shopping Act of 2025”, or the “Saving Our MALLS Act”.
SEC. 2. EXCLUDING DISCHARGE OF COMMERCIAL OR RETAIL INDEBTEDNESS FROM INCOME.
(a) In General.—Section 108(a)(1) of the Internal Revenue Code of 1986 is amended by striking “or” at the end of subparagraph (D), by striking the period at the end of subparagraph (E)(ii) and inserting “, or”, and by adding at the end the following new subparagraph:
“(F) the indebtedness discharged is qualified commercial or retail indebtedness.”.
(b) Commercial or Retail Indebtedness Defined.—Section 108 of such code is amended by adding at the end the following new subsection:
“(j) Commercial or Retail Indebtedness Defined.—For purposes of this section:
“(1) In general.—The term qualified ‘commercial or retail indebtedness’ means indebtedness which is—
“(A) incurred or assumed by the taxpayer before March 1, 2023,
“(B) discharged during the period beginning on December 31, 2023, and ending on January 1, 2028, and
“(C) secured directly or indirectly by specified real property of the taxpayer at all times after such indebtedness was so incurred or assumed and before such discharge.
“(2) Specified real property.—The term ‘specified real property’ means real property which is—
“(A) used in a trade or business of the taxpayer,
“(B) not described in section 168(b)(3)(B), and
“(C) not described in section 144(c)(6)(B).”.
(c) Coordination of Exclusions.—
(1) Section 108(a)(2)(A) of such Code is amended by striking “and (E)” and inserting “(E), and (F)”.
(2) Section 108(a)(2)(B) is amended—
(A) in the header, by striking “and qualified real property business exclusion” and inserting “, qualified real property business exclusion, and qualified commercial or retail indebtedness”, and
(B) by striking “and (D)” and inserting “(D), and (F)”.
(d) Reduction of Tax Attributes.—Section 108(b)(1) is amended by striking “or (C)” and inserting “(C), or (F)”.
(e) Effective Date.—The amendments made by this section apply to discharges of indebtedness occurring on or after December 31, 2023. <all>
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