Investors & landlords

sell the substantially identical security. the one that created the wash sale. your basis is what you paid + the disallowed wash sale loss. so if you sell at a loss (again) you can not have bought "replacement" shares within 30 days before or after the sale otherwise you'll have another wash sale further increasing the basis. if you sell at a gain taking into account the wash sale loss, then you have in fact realized the wash sale loss.