Gifts to Minors: Outright, Per the UTMA, or in Trust?

Outright gifts to minors pose the fewest tax problems, but may not always accord with the donor’s desires. While an indirect gift may be made to a legal guardian who manages the property for the child, court appointment and annual accounts to the court are required. Moreover, indirect gifts, to qualify for the annual exclusion, must comply with the Crummey rules which though less onerous than generally perceived do rise to the level of a nuisance.

Gifts made under the Uniform Transfers to Minors Act (UTMA) are held by a custodian who manages the property until the minor reaches the age of majority, which in New York is age 21. Making the gift is simple: securities, bank accounts, tangible personal property and real estate need only be titled to the “[custodian] for the benefit of the [minor]”. No other documentation is required; nor are annual accountings necessary. The UTMA custodian has broad management powers over the property. She may distribute or accumulate income or principal as she determines appropriate for the minor’s benefit. The IRS has ruled that UTMA transfers qualify for the annual gift tax exclusion, which means that up to $20,000 (exclusive of discounts) can be transferred by parents who split gifts. The child must file a 1040 reporting UTMA income (whether or not distributed), but no fiduciary return need be filed. The two principal disadvantages to UTMA gifts are that (i) the property must be distributed outright when the child attains the age of 21, and (ii) children under 14 are subject to income tax at their parents’ rate on all unearned income over $500.

The donor may insist on greater control over gifted property, and in that circumstance a trust must be used. The IRC §2503(c) trust is attractive, since contributed property qualifies for the annual exclusion. However, fiduciary returns must be filed, and a tax identification number obtained. While the taxation of trust distributions at parents’ tax rates may be avoided by withholding distributions, trust income in excess of $4,000 is now taxed at 31%; that in excess of $8,350, at 39.6%. Therefore, even if modest tax savings could result by withholding trust distributions, the fiduciary returns would grow correspondingly more complex, and overall savings would likely be small.

Although the IRC §2503(c) trust also requires complete distribution of trust assets when the beneficiary reaches the age of 21, the regulations permit the beneficiary to elect to extend the trust term for any length of time. The trust may even provide that the trust term will be extended unless the beneficiary withdraws the trust funds within a reasonable period after his or her 21st birthday. The beneficiary must, however, know of the existence of this provision. The donor of property should not be chosen as the trustee of an IRC §2503(c) trust: estate tax inclusion could result under IRC §§ 2036 or 2038 if the donor predeceased the donee, by reason of the trustee’s retained powers to control trust distributions.

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Valuation Discounts for LLCs

LLCs possess the desirable corporate attribute of limited liability, and the valuable “flow thru” partnership tax attribute. New York’s LLC statute, although containing default terms, permits customization of the operating agreement. The LLC form therefore provides the opportunity for members to structure the management, tax classification and capital structure of the entity to suit the members’ needs.

An LLC may be formed for any lawful business purpose except where New York law requires another form of business entity. Closely resembling partnerships, the LLC permits members to increase their tax basis for certain LLC indebtedness. This enables members to receive greater LLC distributions without triggering capital gain. LLCs are more hardy than S corporations, and will not self-destruct when prohibited persons become members. Unlike corporations, LLCs can be liquidated without severe income tax consequences. The LLC form also improves on the partnership form by eliminating the personal liability of the general partner.

Since LLC members’ interests are considered personal property, in certain circumstances LLCs can also be used as a limited testamentary substitute for a Will. For example, a New York resident’s ownership of Florida real property will not require ancillary probate in Florida if the property is placed within a New York LLC.

As discussed below, since operating agreements typically restrict the transferability of members’ interests, as well as their right to demand liquidating or nonliquidating distributions, the interests are typically worth less than the underlying value of LLC assets. The fractionalization property within the LLC results not only in reduced transfer tax value, but also in greater asset protection.

A creditor of an LLC member may obtain a “charging order,” or a lien, against the member’s interest. Creditors who have obtained this lien may satisfy their claim out of LLC distributions, but since an assignee has no power to vote and cannot compel a distribution of profits, the disillusioned creditor may receive nothing — except a K-1 requiring the him to report “phantom income” for the assignee’s distributive share of LLC income. Although an assignee could ultimately succeed in forcing a distribution of LLC profits by resorting to litigation, the interests of non-debtor members, which must be protected by the court, might hinder an expeditious resolution of the assignee’s claim. Subject to fraudulent conveyance laws, the debtor’s interest in the LLC could also be purchased by other LLC members at a considerable discount. The confluence of these factors greatly enhances the asset protection features of the LLC.

LLCs are also valuable estate planning vehicles. Unlike irrevocable trusts, LLC operating agreements can be amended or even revoked. Irrevocable trusts are subject to the grantor trust rules, which can cause the grantor to be taxed on trust income if the grantor is considered owner for federal income tax purposes. Likewise, the retention by the grantor of a retained interest could cause estate tax inclusion of the entire trust under IRC Secs. 2036 – 2038. It seems improbable that the Service could successfully invoke those sections to justify estate tax inclusion of an LLC interest except in unusual circumstances.

To illustrate the benefits of using an LLC, first consider parents who own jointly rental real estate worth $1 million. To directly transfer fractional interests to their children, they could execute a quitclaim deed. However, to maximize annual exclusion gifts, successive gifts of fractional interests would be required, with each gift requiring a deed and each being subject to local transfer taxes and fees.

Parents could instead deed the real property to an LLC, and thereafter transfer membership interests to their children over a series of years, if necessary. The yearly transfers would require only an assignment of transfer and perhaps an amendment to the operating agreement. (An LLC, consistent with a business purpose, may also hold marketable securities. The applicable discounts appear to be available even to an LLC which holds only marketable securities. See Estate of Winkler, TCM  1997-4)

Of course, the principal allure of using the LLC in estate planning is to avail the donor of the transfer tax discounts which the IRS and the courts have recognized. Greater discounts will be available if the donor forms an LLC and then makes subsequent gifts of membership interests. Moreover, in order to avoid the application of the step-transaction doctrine, it may be advisable to permit a period of time to elapse before gifting the LLC interests. (Although a fractional interest discount would also be available for the transfer of an interest in real property by deed, the other two discounts would be unavailable, and the discount allowed for a transfer by deed would be less than that for a transfer of an interest in an LLC owning the identical real property.)

The regs provide that the fair market value (FMV) of property is the price at which such property would change hands “between a willing buyer and a willing seller, neither being under any compulsion to buy or sell.” The FMV of an entity may be determined by reference to either liquidation value or going-concern value. If the operating agreement places restrictions on the power of members to compel liquidation, then the liquidation value will be reduced. If the agreement restricts the power of members’ to compel distributions, then the going-concern value may be reduced.

Entities possessing significant but unprofitable assets should be valued at their going-concern value. Conversely, profitable entities possessing assets worth little should be valued at liquidation value. For example, a 400-room hotel sitting on land worth $10 million and generating $50,000 in annual profits would be better valued (for discount purposes) at its going-concern value of $500,000 than its higher liquidation value. Analogously, a profitable web-server entity with $100,000 in assets but which generates $10 million in annual profits would be better valued at its liquidation value. In any event, since the burden of proving FMV rests upon the taxpayer, the importance of a carefully drafted operating agreement is evident.

After determining the FMV of the entity, the following three discounts, each of which operates quasi-independently, are then applied to the transferred interests: (a) the fractional interest discount; (b) the minority interest discounts; and (c) the lack of marketability discount. Interests in other entities when transferred to an LLC may justify two separate valuation discounts.

The fractional interest discount arises because each co-owner of property has the right to use the joint property provided the rights of other co-owners are not adversely affected. In the event a dispute arises, a partition suit may be brought to sever the joint tenancy. The discount is based on the cost, delay, and uncertainty involved in a partition suit. Generally, the discount allowed by the courts for fractional interests is 15% to 25%.

A minority interest discount, which the Tax Court has recognized as 25% or greater, results from the owner’s lack of control over management, including the inability to compel distributions, and the inability to force liquidation and receive a proportionate share of the entity’s net asset value. Although family attribution is generally ignored for purposes of determining the discount (see Bright v. U.S., 658 F.2d 999), the IRS has indicated that “swing vote attributes” must be considered.

The lack of marketability discount, generally in the range of 0 to 30%, reflects the lack of a ready market for the valued interest. This discount is often fused with the minority interest discount. To maximize the discount, the operating agreement should restrict the right of the member to convert to cash his or her interest in the LLC, since this restriction will depress the value of the member’s LLC interest.

The following factors will enhance the available discounts: (a) the use of a limited term LLC not set to expire for fifty years  emphasizes the permanent nature of the entity; (b) the recital of a broad business purpose may  justify the retention of a substantial amount of cash to carry out that objective; (c) the selection of a state with favorable LLC law, since the application of Chapter 14’s restrictive rules may be dependent on the state’s LLC statute (Although only New York requires publication, its default statutory provisions may be modified by the operating agreement, unlike some other states’ inflexible “bulletproof” statutes.); (d) the discretionary power of the Managing Member to make or withhold distributions may justify the appraiser’s assumption that distributions will be infrequent or sparse; (e) restrictions on transferability make the interest less attractive to purchasers and creditors; and (f) restricting the admission of new members reduces the value of the LLC interest.

Obtaining a professional valuation appraisal is critical. In Estate of Cloutier v. CIR, 71 TCM CCH 2001, the Tax Court rejected as unpersuasive and conclusory the testimony of an accountant who had prepared a three-page report, since it failed to consider “basic information necessary to render an opinion on valuation.” Separate valuation appraisals may be required for the value of real property and the value of the member’s interest in the LLC.

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Near-Term Tax Outlook (June 1999)

Americans seem to regard estate and gift taxes as necessary to prevent unwanted intergenerational accumulations of wealth. Although only 2% of estates now pay the estate tax, considerable revenues are generated. Since the insurance industry and the ABA would likely oppose their abolition, look for transfer taxes to continue, but to affect fewer taxpayers. Note: President Clinton’s budget proposal would eliminate non-business valuation discounts, and would repeal the QPRT exception to Chapter 14’s valuation rules. Whether or not this legislation passes, considerable transfer tax savings are still possible with effective tax planning. . .

Consumption taxes have never gained in popularity despite being praised by Republicans for years, perhaps because Americans resent inherited, but not earned wealth, and are therefore disinclined to tax even conspicuous consumers. . . The flat tax remains the “neglected stepchild” of conservative presidential aspirants who resurrect the proposal every 4 years. Most people reject the premise that all taxpayers should be taxed at identical rates. Expect more progressive income tax rates, a continuation of the post-Reagan trend. . . Popular antagonism is, however, exhibited toward capital gains taxes which, although still above historic levels, are well below the summits reached in the mid 1980’s. Too much revenue would be lost by eliminating capital gains tax. Expect no significant near-term changes — but possibly a downward bias. Legitimate conversion of ordinary income to capital gain seems a fertile area for tax planning.

The IRS appears to be on the verge of becoming an entirely changed agency — one that is actually accountable. Bruised badly by negative public sentiment and calls for its abolition, forced collections and levies are down sharply. Everyday dealings with the Service have become easier. Look for this trend to continue. To prevent a decrease in compliance, expect withholding and reporting rules to be strengthened, and penalties to be increased. A case in point: President Clinton proposes increasing the substantial understatement penalty for corporate taxpayers from 20% to 40%.

Neither Republicans nor Democrats appear willing to risk the political fallout of underfunding Social Security, even if it results in foregoing an immediate tax cut. Competing proposals ensure robust funding to strengthen the Social Security system. Despite Republican Representative Hastert’s complaint that Mr. Clinton’s budget proposal “ambitiously spends almost every cent of the surplus,” the President would likely relish vetoing tax legislation that would divert funding from programs he supports.

The President’s budget proposal would grant small businesses a modest tax credit for implementing a SIMPLE plan. A new defined benefit plan exclusively for small businesses would provide minimum guaranteed payments, an option to receive payments over a term of years after retirement, and the ability to benefit from favorable investment returns. . . Mr. Clinton has also proposed permitting employees to make pre-tax contributions to IRAs by having those wages withheld. Although the IRA deduction would be eliminated, overall savings to employees would result compared to current rules.

Some proposed tax accounting provisions bear note: (i) the installment method would be repealed for accrual basis taxpayers; (ii) no deduction would be allowed for punitive damages paid by a taxpayer; punitive damages paid by an insurer would be includible in the income of the insured; (iii) basis adjustments with respect to partnership distributions would be made mandatory; (iv) heirs would be required to use reported estate tax values as the basis for income tax purposes; and (v) basis allocations would be required in part-gift, part-sale transactions.

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Eastern District Finds In Rem Tax Lien Survives Bankruptcy

The conveyance by taxpayers of their house (in which they continued to reside) to their children for no consideration, one year after the issuance of a Notice of Deficiency, three years prior to tax assessment, and eight years prior to a Chapter 13 bankruptcy, was a fraudulent conveyance which would not operate to deprive the government of its right to foreclose on the federal tax lien. U.S. v. Alfano et al., 99-1 USTC ¶50,303 (EDNY). [The defendants were the children, who owned the house. A $53,015 tax lien had earlier been asserted against the parents arising from tax returns which claimed an “exemption” from income tax on wages earned because of membership in the “Life Science Church.”]

Both sides moved for summary judgment:  The defendants argued that the doctrines of res judicata and collateral estoppel barred the government from foreclosing on the house. Judge Seybert disposed of defendants’ res judicata argument by finding that the defendants had established neither privity nor identity of causes of action. Privity was lacking because the conveyance occurred prior to the tax assessment. Defendants’ collateral estoppel argument was rejected on the grounds that the legitimacy of the conveyance, a relevant issue, had not been litigated in the bankruptcy proceeding.

Before analyzing the plaintiff’s motion for summary judgment, the court, sua sponte, analyzed the issues of standing and the statute of limitations. The court found the action timely since it had been commenced within the 10-year period provided by IRC §6502. Furthermore, the U.S. had standing to sue the children since IRC  §6331 permits a tax levy to be made on property belonging to the taxpayer or on property subject to a tax lien.

The U.S., also moving for summary adjuciation, argued that a tax lien could be asserted against the house in rem. The Court found that in Re Isom,  901 F.2d 744 (9th Cir. 1990), “representing the vast weight of opinion,” stood for the proposition that bankruptcy does not destroy a federal tax lien. The opinion then confidently cited to and analyzed a phalanx of cases which distinguished between actions against the debtor, in personam, which are extinguished by bankruptcy discharge, and actions in rem, which are not.

The momentum of the opinion, inexorably approaching the “no genuine issue of material fact” standard for granting summary judgment, nevertheless abated when the court was forced to acknowledge that “the tax lien was not recorded as a lien against the particular property but only against the parents [,and consequently] an action to enforce the lien in rem may be inapposite.” The court attempted to surmount this problem by observing that while “in a strict sense, a proceeding in rem is one taken directly against property . . . in a larger and more general sense, the terms are applied to actions between parties, where the direct object is to reach and dispose of property owned by them.” The court then dismissed the concern concluding that the “better approach is the lien survives the property of the debtor.” The tribunal then summarily rejected defendants’ argument that the U.S., by voluntarily agreeing to reduce its secured claim to $2,000, had thereby “waived” its right to collect the balance, finding that the property in issue was not “dealt with by the plan.”

The court next analyzed the bona fides of the underlying transfer in the context of summary judgment. Building a second, more pedestrian, line of defense against the possibility of appellate reversal, and citing frequently to New York Debtor & Creditor law, and also to trial testimony, the court found that the defendants had presented no “credible evidence” to meet their burden of proving that the property was conveyed for fair consideration, and thus found the conveyance to be fraudulent.

After granting summary judgment and holding the tax lien valid, the court then appeared to sit in equity when deciding an appropriate remedy. Although recognizing that IRC  §7403 permitted it to decree a sale of the property, the court instead expressed its “prefer[ence] that the parties reach agreement resolving the action” without a forced sale.

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1999 Federal Tax Briefs

Proposed Regulations would treat an LLC member as a limited partner unless the member (a) had personal liability for debts of the LLC; (b) had the ability to contract on behalf of the LLC; or (c) participated more than 500 hours. Since Congress has not acted, it is unclear whether self-employment tax should be reported on the entire distributive share of LLC income, or only on that portion which is not a “capital” interest. Since reliance on Treasury Regs would negate the negligence penalty, an aggressive stance may be justified.

TRA 1997 increased the applicable exclusion amount from $600,000 to $1 million, effective January 1, 2006. As of February 1, 2000, the amount of one’s taxable estate that can pass free of NY estate taxes will equal the federal amount, which at that time will be $675,000. Thereafter, if the taxable estate exceeds the applicable exclusion amount (i.e., federal estate tax is owed), the NY estate tax will be equal to the maximum state tax credit shown on the Form 706.

Title need not be held jointly between spouses where a joint tax return is filed to claim the $500,000 exclusion for home sales provided both spouses resided in the home for at least 2 years and neither claimed an exemption during the previous 2-year period. The new exclusion may also be claimed by a taxpayer who has previously taken the old $125,000 exclusion. Furthermore, PLR 199912026 provides that the trustee of an inter vivos grantor trust into which the residence has been deeded may utilize the exclusion provided the trust beneficiary has occupied the home for the required 2-year period.

The 1998 Tax Act provides that the value of a gift for gift tax purposes has been “finally determined” either when the amount is (i) reported on a gift tax return, (ii) determined by the IRS, or (iii) determined by a court. An item is shown on a return if the item is disclosed on the return or if an attached statement apprises the IRS of the nature of the item. Since the IRS has indicated that it will scrutinize gift tax returns for which discounts are claimed, it appears advisable to report all gifts including annual exclusion gifts, on a gift tax return, if value could be an issue.

Effective in 1999, home offices maintained for administration or management purposes will be considered a “principal place of business” and will qualify for the home office deduction. . . The above-the-line deduction for health insurance premiums for self-employed taxpayers rises to 60% in 1999.

A recent GAO report  reveals that 59% of audited returns were selected using the “discriminant function system” (DIF), which is a calculation based on a classified formula designed to choose the returns with the highest probability of a tax change if audited. Non-DIF audits resulted primarily from IRS special projects, books and records audits, and audits of tax preparers whom the IRS views as questionable.

Under new IRC §7525, the attorney-client confidentiality privilege also applies to communications involving tax advice between a taxpayer and any federally-authorized tax practitioner. However, the new privilege does not extend to communications related to return preparation or to criminal tax proceedings.

IRC §7520 values a term interest according to published actuarial tables. §2702(a)(2)(a) excepts certain retained interests in trust and values them zero. §2702(a)(2)(B), which governs personal residence trusts, excepts certain “qualified” retained interests from the first exception, and permits them to be valued under §7520. One “qualified” interest is a personal residence trust (QPRT), in which a family member is granted a remainder interest. Properly structured, the remainder interest in a QPRT is valued according to §7520, which results in a greatly reduced taxable gift. However, since §2702 does not apply to “incomplete” transfers, the grantor must outlive the trust term to qualify. To curtail perceived abuses, the Regs now prohibit the grantor from repurchasing the residence during or after the trust term. This prevents the depletion of the donor’s estate due to the repurchase money, and also prevents heirs’ from taking a stepped-up basis in the residence. QPRTS have recently drawn the attention of Mr. Clinton, who has proposed repealing the §2702 exception.  See From Washington.

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Marital Deduction Trusts

Property passing by bequest outright to a surviving spouse qualifies for the unlimited marital deduction. Property placed in trust for the surviving spouse may, depending upon the trust language, also qualify for the marital deduction. However, Code Sec. 2056(b) provides that a bequest to a surviving spouse will not qualify for the deduction where the interest passing to the surviving spouse will “terminate or fail.” Terminable interests are generally those which enable a person other than the surviving spouse to possess or enjoy any part of the property after a lapse of time or the occurrence of an event, such as the surviving spouse’s remarriage.

Two important exceptions to the terminable interest rule exist, and both require the use of a trust. The first is the “power of appointment” exception, found in Code Sec. 2056(b)(5). To qualify for this exception, the trust must provide that the surviving spouse will be entitled to all trust income, paid at least annually. The trustee must not have the power to accumulate income, even if creditors are seeking to reach the spouse’s interest in the trust. The trust must also grant the surviving spouse a general power of appointment, exercisable either during lifetime or at death, without conditions or limitations. The term “during lifetime or at death” is in the disjunctive: it is enough that the spouse have either an inter vivos or a testamentary power. If the spouse is given a power to invade principal during the spouse’s lifetime, that power must be broad and must not be limited by an ascertainable standard. The regs also provide that the power to invade principal must not require the consent of another trustee.

Although an outright bequest to a surviving spouse also produces an unlimited marital deduction, the use of a marital deduction trust confers upon an independent professional trustee the power to manage trust assets without limiting the surviving spouse’s power to consume. However, like an outright bequest, bequests to a marital deduction trust bestow upon the surviving spouse a testamentary power to divert trust assets away from the class of persons who would likely be the donor’s intended recipients. This disadvantage is mitigated by the second exception to the terminable interest rule:  the QTIP trust.

Like the power of appointment trust, property contributed to a QTIP trust will be deducted from the gross estate of the donor spouse, and the remainder, if any, will be included in the estate of the surviving spouse, who must also be given a lifetime right to all trust income. The QTIP trust is also distinguishable in that: (a) the power to invade corpus may be subject to the trustee’s discretion but must be limited by an ascertainable standard; (b) no one, including the surviving spouse, may be given a lifetime power to appoint trust property to anyone but the surviving spouse; and (c) QTIP treatment must be elected by the executor of the decedent’s estate. The Code provides that estate taxes imposed on a QTIP trust at the death of the surviving spouse may be collected by the executor of the estate of that spouse unless the donor’s Will clearly indicates otherwise.

A unique element of post-mortem estate planning is possible with the power of appointment trust, since the surviving spouse can make a testamentary disposition to those of the donor’s heirs who are most in need of the trust corpus at his or her death. On the other hand, a QTIP trust may be preferable in a second marriage situation where the donor wishes to provide for children of a prior marriage. The QTIP trust also permits the use of a “reverse QTIP election” under Sec. 2652(a)(3), which permits a donor making an inter vivos gift to a QTIP trust to elect QTIP treatment with respect to the transfer for gift tax purposes, but not for generation skipping transfer tax (GSTT) purposes. Thus, the election would enable the donor to make full use of the $1 million GSTT exemption, while still qualifying the transfer for the unlimited marital gift tax deduction.

The primary tax objective in funding a marital deduction trust is typically to reduce estate tax liability to zero for the first spouse to die, thereby enabling trust assets to appreciate without the imposition of transfer tax until the death of the second spouse. Despite this objective, there are still circumstances where the unlimited marital deduction should not be maximized: first, the steep progressivity in the estate tax rates could result in a lower total estate tax if some tax is paid at the first death (especially if the combined estates of both spouses exceeds $1,250,000); second, assets which appreciate between the first and second deaths will be taxed at higher rates if the marital deduction is claimed; and third, the estate tax credit for prior transfers will be lost if the marital deduction is claimed.

Code Sec. 2013 provides that an estate is entitled to a credit for part of the estate tax paid by the transferor’s estate, provided the second death occurs within 10 years of the first, and the transferred property was included in the transferor’s taxable estate. The credit begins at 100 percent if the decedents die within 2 years of each other, and decreases by 20 percent for each 2-year period thereafter. As a general rule, foregoing a QTIP election may result in overall tax savings if second spouse dies within 5 years of the first. Since the decision to elect QTIP treatment need be made no earlier than the filing of the estate tax return, it may be prudent to delay filing the Form 706. Since the IRS now recognizes the validity of contingent QTIP bequests (i.e., a bequest made conditional on the executor electing QTIP treatment), granting the surviving spouse the right to disclaim a QTIP bequest should not invalidate the QTIP election if the bequest is not disclaimed.

Often, a Will contains both a credit shelter and a marital deduction trust. A bequest of assets to the various trusts may be governed by a pecuniary formula whose objective is to produce the lowest federal estate tax. Under the most common pecuniary formula, the bequest to the marital deduction trust is equal to a pecuniary amount, and the residue of the estate passes to the credit shelter trust. The use of this formula is relatively simple, since once the value of the estate is determined, the marital deduction trust can be funded. Since the marital trust is being funded with a sum certain, appreciation in estate assets before funding will shift to the credit shelter trust. This will effectively leverage the unified credit. If the assets used to fund the marital bequest increase (decrease) in value before funding, the estate will be required to report taxable gain (loss). Although use of the pecuniary marital formula does require final estate tax values of assets, partial funding within reasonable limits can be undertaken before those values are determined.

The “reverse” pecuniary formula funds the credit shelter trust first, with the residue passing to the marital deduction trust. Since this trust is being funded with a pecuniary amount, the marital deduction trust will benefit from appreciation in estate assets before funding. The principal advantage of using a pecuniary bequest to a credit shelter trust is that funding can occur rapidly, since the amount needed to fund the credit shelter trust is readily determinable and does not depend on alternate valuation elections made under Code Sec. 2032, or on disclaimers from the marital deduction trust.

The impact of the qualified family owned business (QFOB) deduction, as amended in 1998, should also be considered when funding marital deduction and credit shelter trusts. Although the estate will benefit from claiming the deduction, assets must still be allocated to either trust. If a pecuniary bequest is made to the credit shelter trust based on the maximum exclusion amount, the marital deduction trust — funded with the residue which includes assets comprising the QFOB deduction — may be overfunded and the credit shelter trust underfunded, which could result in disastrous estate tax consequences. To avoid this problem, the Will might instead direct that a pecuniary bequest be made to the marital deduction trust.  Presumably, no underfunding of the credit shelter trust would occur, since the assets for which the QFOB election were made would fund the credit shelter trust.

For larger estates, the impact of the GSTT should also be considered when planning for the marital deduction. In most cases, the GSTT exemption, currently $1 million, can be allocated to the credit shelter trust, which typically provides for benefits to skip generations. However, since the applicable credit amount will not reach $1 million until 2002, the GSTT exemption may also offset a bequest made to a QTIP trust. Code Sec. 2632(c) permits a “reverse” QTIP election to treat the first spouse to die as having made the transfer for GSTT purposes. Since the election is an “all or nothing” proposition, it may be necessary to create two marital deduction trusts, one of which can absorb the entire GSTT exemption. Note that a reverse election cannot be used with a power of appointment marital deduction trust, only a QTIP trust.

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1998 Tax Legislation

TRA 1997 now prohibits the IRS from revaluing prior adjusted taxable gifts after the expiration of the statute of limitations (see January Comment). The exemption equivalent, now the “applicable exclusion amount” will rise to $650,000 in 1999. New Code Sec. 2033A excludes from the gross estate all or part of the value of a qualified family owned business (QFOB). The QFOB exclusion equals $1.3 million less the applicable exclusion amount. Qualification for the exclusion may require advance tax planning, as limitations and restrictions are significant.

Gifts made from a revocable trust within three years of death are excluded from the decedent’s estate. This result statutorily overrules a line of cases which held that inclusion was dictated under Code Secs. 2036 and 2038. Effective for gifts made after the date of enactment, TRA 1997 repealed the requirement that a gift tax return be filed to report gifts which, but for the charitable deduction, would result in gift tax liability.

TRA 1997 also provides that the three-year statute of limitations for challenging gift tax valuations will be commenced only if the gift is adequately disclosed on the gift tax return. The Conference Report envisions full disclosure to include (a) a description of the transferred interest and its value; (b) the identification and relationship to the donor of all persons involved in the transaction; and (c) a detailed description of how the transferred interest is valued, including relevant actuarial and financial data. TRA 97 confers jurisdiction on the Tax Court (new Code Sec. 7476) to issue a declaratory judgment of the value of a gift in the case of an “actual controversy” after the taxpayer has exhausted all administrative remedies.

The Clinton Administration’s attempt to eliminate the use of “Crummey” withdrawal powers to obtain the annual $10,000 gift tax exclusion failed. After 1998, the gift tax exclusion will be indexed for inflation in $1,000 increments.

TRA 97 eliminated many distinctions between estates and revocable trusts for income tax purposes. The executor and trustee may together elect to have the revocable trust treated as part of the estate for income tax purposes. This change would allow the post-mortem trust, like the estate, to take charitable deductions for amounts permanently set aside for charitable purposes, and to qualify for a two-year waiver of the active participation requirement under the passive loss rules.

TRA 97 also permits estates to treat a distribution of income as having been made in a taxable year if the distribution is made within 65 days after the end of the taxable year. TRA 97 also amends Code Sec. 267 insofar as it now operates to disallow losses on the sale of assets between a beneficiary and an estate.

Rules governing charitable remainder trusts (CRTs) were changed by TRA 97. First, the present value of a remainder interest must now equal or exceed 10 percent of the net fair market value of property contributed to the trust; and second, in order to deter short-term, high-payout CRTs, the unitrust or annuity amount may not exceed fifty percent of the value of the trust fund. The IRS will issue proposed regulations detailing the manner in which capital gains are taxed to trust beneficiaries. Under the current ordering rules, distributions from a CRT are deemed to be made first from income taxed at the highest federal income tax rate.

TRA 1997 also provides that the taxable year of a partnership closes with respect to a partner whose interest in the partnership terminates by reason of death. Thus, a decedent’s share of partnership income, etc., will be reported on the decedent’s final income tax return.

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Family Limited Partnerships

Income tax problems associated with family limited partnerships (FLPs) are rarely serious enough to militate against their use in estate planning. Nevertheless, income tax issues arising in connection with the formation and operation of FLPs deserve consideration, since problems can minimized by careful tax planning.

Partnerships possess the desirable income tax attribute of being subject to no tax at the entity level. Instead, partnership income is “passed through” to partners who pay tax on their share of partnership income. Partners report their “distributive share” of items of income, loss, deduction and credit. Under §704(b), partners are free to specially allocate these items provided the allocations have “substantial economic effect.” For example, a partner with expiring NOLs might be allocated more than his pro-rata share of partnership income. An agreement which requires, as many do, that allocations be made in accordance with the partner’s interest in the partnership, will not permit special allocations and will not, therefore, be subject to § 704(b) restrictions.

Under § 721(a), the contribution of property to a partnership is generally a nontaxable event. An exception provided by § 721(b) requires that gain (but not loss) be recognized if the partnership resembles an “investment company”. The problem is avoided if marketable securities and portfolio assets comprise no more than 80 percent of the value of assets contributed. Since real estate and collectibles are not considered portfolio assets, their contribution will help avoid the application of § 721(b).

Distributions of property other than cash are generally not taxable under §731; the recipient takes a substituted basis. However, §731(a)(1) taxes cash distributions to the extent they exceed the partner’s outside basis in the partnership. Distributions of marketable securities are deemed cash distributions.

Gain may be recognized on the contribution of encumbered property, since §752(b) provides that debt relief is considered a cash distribution to the contributing partner to the extent of any decrease in the partner’s share of partnership liabilities. Thus, the contributing partner may wish to satisfy an existing liability prior to transferring the asset to a partnership, or to consider transferring an unencumbered asset.

The FLP can shift income to lower-bracket family members. Even with current compressed rates, a 10 percent differential may result in significant tax savings. The “family partnership” rules curtail income-shifting by requiring the donor of a partnership interest to be adequately compensated for services provided. This reduces the taxable income available for allocation to donees of gifted interests.

To obtain the maximum valuation discounts for estate tax purposes, FLP agreements often contain significant restrictions on transferability and on a partner’s ability to force a distribution. Regulations under § 704(b) provide that excessive restrictions will cause the donor-partner to be taxed on the donee-partner’s share of partnership income.

When liquidating a partnership, partners may either (i) sell partnership assets and distribute the proceeds or (ii) distribute assets in-kind to partners. Built-in gain from the sale of appreciated property by the partnership is allocated to the contributing partner.

The contributing partner must also recognize gain if, within 7 years of contribution, the partnership distributes property in-kind to a partner other than the contributing partner. However, recognition of gain is avoided if either (i) the property is distributed in-kind back to the contributing partner or (ii) all partners have § 704(c) built-in gain in proportion to their partnership interests and the partners effect a proportionate distribution of partnership assets.

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Preserving Exchange Treatment When One Partner Wants Cash

Accommodating the competing objectives of one partner who wants his partnership to engage in a taxable sale of real estate and another, who wants the entity to engage in a like-kind exchange, presents a tax dilemma. Although the IRS has not condoned this hybrid tax result, neither has it precluded it. Accordingly, various tax strategies have evolved.

One method involves distributing undivided interests in the relinquished property to the partners. The partner cashing out would sell his undivided interest, while the other partner would swap his undivided interest for other real estate in a qualifying like-kind exchange. This strategy should succeed, since (i) distributions of partnership property are generally not taxable events and (ii) there is no prohibition against exchanging an undivided interest in one property for total ownership of another. Nevertheless, the IRS could argue that partnership interests were, in substance, being exchanged, in violation of § 1031(a)(2)(D), which expressly excludes partnership interests from qualifying for like-kind exchange treatment.

The IRS could also argue that the distribution of undivided interests followed immediately by an exchange violates the requirement of §1031(a), i.e., that the exchanged property “be held for productive use in a trade or business or for investment” immediately before the exchange. Finally, the distribution of undivided interests under state law could be treated as the distribution of partnership interests if, after the exchange, the entity continued to engage in nonpassive activities, such as the active management of real estate.

In the second method, the buyer purchases the partnership’s property for a mix of cash and an installment note. The cash portion is paid to a qualified intermediary and a typical § 1031 exchange ensues with respect to that part of the consideration. The portion of the consideration represented by the installment note is transferred directly to the partnership, which then distributes it to the partner wishing to cash out in redemption of his partnership interest. The note would typically provide for payment of 99 percent within a week, and 1 percent in the following year.

This method apparently generates a good tax result since (i) no gain is recognized by the partnership on receipt of the installment note;  (ii) installment reporting of gain should be available under § 453, since payment occurs over two years; and (iii) the “qualified use” requirement is met since the partnership has (presumably) not acquired the property immediately before the exchange.

May replacement property be transferred to a partnership after a like-kind exchange without violating continuity of investment? While Rev. Rul. 75-292 barred exchange treatment where a transfer was made to a wholly-owned corporation immediately following an exchange, the 9th Circuit in Magnesson found § 1031 satisfied where replacement property was contributed to a partnership following an exchange. Magnesson reasoned that the property was held for investment, no cash or non-like-kind property was received, and ownership in the replacement property continued, albeit indirectly.

The ABA view is that the transfer of property to or from a partnership before or after a like-kind exchange should not violate the “qualified use” requirement, since the proper standard should be the absence of taxpayer intent to either liquidate an investment in the subject property or use the property for personal use.

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1998 Gift and Estate Tax Decisions of Note

The 5th Circuit, in Estate of McLendon, 98-1 USTC ¶60,303, reversing the Tax Court, held that the decedent, who was terminally ill and died six months later, was entitled to rely on Rev. Rul. 80-80, which permits the use of actuarial tables to value an annuity unless death is “clearly imminent.” The Court also remarked that the IRS must follow its own pronouncements.

In Estate of McClatchy v. CIR, __F3d__ the 9th Circuit reversed the Tax Court and held that the estate tax value of stock whose restrictions disappear at death is the (depressed) value immediately prior to death, not the value in the hands of the estate.

The Tax Court, in Williams v. CIR, 75 TCM 1758, allowed a 44 percent discount for a minority interest in an undivided one-half interest in real property. The taxpayer’s expert witnesses included a real estate appraiser, who valued the realty, a business appraiser, who valued the partial interest, and a real estate attorney, who valued partition costs.

In Estate of Newman, 111 T.C. __ (No.3), the Tax Court held that checks not actually cashed before the decedent’s death were includible in her estate, since the decedent still had the power to stop payment. Decedent’s son had written $95,000 of checks under a durable power of attorney shortly before her death.

McKeon v. U.S.  __F3d__, (9th Circuit) underscores the importance of consistency when drafting estate tax payment provisions. Estate taxes of $245,961 were paid out of nonmarital Trust B, and the IRS proposed a $98,282 deficiency, asserting that the estate taxes should have been paid out of marital Trust A, reducing the marital deduction and increasing estate taxes. The 9th Circuit, reversing the District Court, held that since the California Probate Code required estates taxes to be apportioned absent a clear indication otherwise in a testamentary instrument, those taxes must be paid from Trust B.

In Leggett v. U.S., 120 F.3d 592, the 5th Circuit, rejecting IRS arguments, held that no federal tax lien attached to a disclaimed inheritance. The 8th Circuit reached the opposite result in Drye 1995 Family Trust v. U.S., __F3d__ where the taxpayer disclaimed his entire interest in the estate of his mother, who had died intestate. There, the disclaimed property passed to the taxpayer’s daughter, who transferred the assets into a family trust which contained a spendthrift clause. The Court found that the disclaimer was void and fraudulent against the IRS.

In U.S. v. Simpson, __F.Supp.__, the court held no federal tax lien attached to real property where the taxpayer deeded his interest in property held jointly with his wife as tenants by the entirety, where the transfer preceded the filing of the federal tax lien. The Court noted that property held by the entireties was not reachable by any creditor.

The Tax Court, in Estate of Davis v. CIR, 110 T.C.__ (No. 35), recognized a lack of marketability discount reflecting built-in capital gains.  IRS had argued that federal law precluded the consideration of built-in gains in calculating such a discount. Judge Chiechi noted that earlier cases holding that capital gains taxes do not reduce the value of closely held stock were decided prior to the repeal of the General Utilities doctrine, which had permitted tax-free liquidations.

In Hewitt v. CIR, 109 T.C. 258, the Tax Court upheld an IRS decision to allow a charitable deduction equal to the basis, but not the higher FMV, of charitable gifts made by a closely held corporation. Despite correctly reported valuations, the taxpayer had not substantiated the values as required by attaching a qualified appraisal to the income tax return.

In NYS Bar Assoc. v. Reno, 97-CV-1768, (N.D. NY), the Constitutionality of 42 USCS 1320-7b, which provides for criminal penalties against attorneys engaging in Medicaid planning, was challenged. Attorney General Reno announced that the Justice Department would not defend the Constitutionality of the law since the statute was plainly unconstitutional under the 1st Amendment.

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PERMANENT REPEAL OF ESTATE TAX IN 2010 APPEARS LIKELY; HOUSE COMMITTEE RELEASES ENERGY BILL

(June, 2005 release):  The House has overwhelmingly voted to permanently repeal the estate tax in 2010. If the Senate concurs, the estate tax will be replaced in 2010 by a new capital gains tax. No pending legislation would either repeal the gift tax or increase the current $1 million gift tax exemption amount. However, President Bush advocates eliminating gift taxes as well.

As of 2010, the present step-up in basis to fair market value accorded at death would be replaced by a carryover basis provision. Heirs would be required to pay capital gains tax on inherited property if and when it was eventually sold. In some cases, the capital gains tax could exceed the estate tax it replaced.

Assets worth $1.3 million (and an additional $3 million for a surviving spouse) would be exempt from the basis rules. Executors could “cherry pick” assets having the lowest basis for the exemption. In any event, a determination of the historical basis of all estate assets and all subsequent adjustments to basis would be required. Although generous exemptions accompany the new legislation, basis step-up is deeply ingrained in the tax system. A similar carryover basis rule enacted in the 1970’s was so reviled by tax professionals that it suffered the rare fate of retroactive repeal.

The prospect of new carryover basis rules will likely cause life insurance policies to proliferate, since internal asset appreciation is not subject to capital gains tax; moreover, since policies are paid in cash, basis step-up is still effectively achieved.

The House Ways and Means Committee introduced a bill providing $8 billion in tax incentives to reduce the cost of investments in the energy infrastructure. Faster cost recovery would be allowed for (i) electricity transmission assets (15 years); air pollution control facilities (5 years); (iii) geophysical costs for domestic oil and gas exploration (2 years); and (iv) taxpayer contributions to nuclear decommissioning funds (1 year).

The bill would also (i) sanction oil-and-gas exploration in portions of the Arctic National Wildlife Refuge (ANWR); (ii) allow small oil refiners (75,000 bbl/day) to claim favorable depletion deductions; (iii) provide tax credits for residential solar water heating and fuel cells, and for business fuel cell power plants; (iv) reduce the tax on diesel fuel by $.05/gallon; and (v) allow new personal energy credits to offset AMT liability.

President Bush supports (i) greater use of nuclear energy and more favorable tax treatment of nuclear decommissioning costs; (ii) extension of the EPA’s 1998 Clean Air Act attainment date; (iii) tax credits for renewable energy such as wind, landfill gas, and hybrid and fuel-cell vehicles; and (iv) oil-and-gas exploration of ANWR, the Outer Continental Shelf, Federal onshore lands, and Indian lands. However, noting high crude prices, the Administration does not share the House view that new taxpayer subsidies should be provided for oil-and-gas exploration.

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RECENT RULINGS EXPAND SCOPE OF LIKE-KIND EXCHANGES

Owners of real estate requiring active management may seek to acquire property requiring no active management in a like-kind exchange. However, triple net leased properties – ideal vehicles — generally cost more than $1 million. Rev. Proc. 2002-22 allows a group of small investors to acquire tenancy in common interests (TICs) in a single large replacement property and still qualify under §1031. However, management activities must be kept to a minimum, or owners of TIC interests will be deemed to comprise a de facto partnership. This would render the exchange a taxable sale since §1031 cannot accommodate the exchange of partnership interests.

Thus, co-owners may not file a partnership return or hold themselves out as being a partnership. Nor are any restrictions on alienability that might typically be found in a partnership agreement permissible. Business activities among co-owners must be limited to those customarily performed in connection with the “maintenance and repair” of rental real estate. The guidance provides the basis for a private letter ruling; it is not a substantive rule of law nor does it provide a “safe harbor”.

Until recently, the IRS had issued little guidance with respect to satisfying these requirements. After relinquishing property, the taxpayer has only 45 days to identify a replacement property. As a practical matter, the taxpayer has had to rely on tax opinions of counsel. However, Private Letter Ruling (PLR) 200513010, involving a multi-tenant net leased property with a blanket mortgage owned by 35 co-owners, shed light on the issue.

PLR 200513010 states that (i) the IRS will not view the multi-tenant aspect of the building as creating a partnership; (ii) a blanket mortgage will not violate Rev. Proc. 2002-22; (iii) the Manager’s discretion to lease without obtaining the consent of the co-owners will not cause the TICs to be ineligible replacement property; and (iv) a sponsor may himself own a TIC interest for up to 6 months without causing his sale activities to be attributed to the other co-owners.

Another recent ruling, Rev. Rul. 2004-86, expanded the scope of like-kind replacement property to interests, represented by certificates, in a Delaware Statutory Trust (DST) owning real estate. The ruling is based on the fact that since the DST is a grantor trust, the certificate holders are deemed to own that portion of the real estate attributable to their certificates. Accordingly, §1031(a)(2)(E), which excludes “certificates of trust” from exchange treatment, is inapplicable.

In the facts of the Ruling, A purchases Blackacre and enters into a 10-year net lease with tenant. A then contributes Blackacre to a newly formed DST, which assumes A’s obligations under the lease. B and C, who seek like-kind exchange treatment, then exchange Greenacre and Whiteacre for all of A’s interest in the DST through a qualified intermediary. Whiteacre and Greenacre are of like-kind to Blackacre.

A DST is an unincorporated association recognized as an entity separate from its owners. Beneficial owners of a DST are entitled to the same limitation on personal liability that is extended to stockholders of a Delaware corporation. The DST agreement provides that  interests in the DST are freely transferable, but are not publicly traded.

The trustee’s activities are limited to the collection and distribution of income. The trustee may not exchange real estate or purchase assets (other than short-term investments), and is required to distribute all available cash (less reserves) quarterly to each beneficial owner in proportion to his respective interest in the DST.

The Ruling notes that since the trustee’s activities and the trust’s investments are circumscribed, the DST is not a business trust created to carry on a profit, and is not subject to reclassification under Regs. § 301.7701-4(c)(1). Accordingly, the DST is entitled to be classified as a trust for federal income tax purposes. Since it is a trust, it is subject to the grantor trust rules.

Under §677(a), the grantor is treated as owner of any portion of a trust whose income is or may be distributed or held for future distribution to the grantor or the grantor’s spouse. Regs. § 1.671-2(e)(1) provides that a person who is considered as the owner of an undivided fractional interest (UFI) of a trust is considered to own trust assets attributable to that UFI for income tax purposes. Therefore, each certificate holder is considered to own an undivided fractional interest in the DST and each is considered to own the trust assets attributable to that UFI. Here, the trust assets consist of Blackacre.

Since each certificate holder is considered to own an undivided fractional interest in Blackacre for federal income tax purposes, the Ruling concludes that the exchange of real property for an interest in a DST through a qualified intermediary constitutes the exchange of real property for Blackacre rather than the exchange of real property for a mere certificate of trust. Accordingly, the exchange will qualify under § 1031.

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1998 REGS, IRS RULINGS AND PRONOUNCEMENTS

After losses in three circuits, the IRS, in TD 8779, issued final regulations which permit “contingent” QTIP elections, which allow greater post-mortem estate planning. The regs provide that property is eligible for the QTIP election if the spouse’s income interest is contingent on the QTIP election, but if no election is made the property will pass to beneficiaries other than that spouse. In planning for the election, it may be prudent to provide for the funding of several QTIP trusts, to avoid making the election an all-or-nothing proposition.

In Ltr. Rul. 9751003, the IRS held that gifts of limited partnership interests are future interests that do not qualify for the annual exclusion where the partnership agreement provides that the general partner may, in its complete discretion, make or withhold distributions. (To circumvent this result, the agreement might provide limited partners with a 30-day Crummey power to withdraw their shares of the partnership capital accounts immediately following a gift of a partnership interest.) In a related matter, the IRS reaffirmed the validity of Crummey powers for remote contingent beneficiaries in Ltr. Rul. 9751003.

In Rev. Rul. 98-21, the Service held that gift tax will be imposed with respect to the transfer of employer stock options from parent to child when the child eventually exercises the options, not on the earlier transfer date, prior to appreciation.

In Ltr. Rul. 9815023 the IRS ruled that the commutation of an irrevocable trust in which the grantor had retained a lifetime income interest (with the consent of all beneficiaries pursuant to NY EPTL § 7-1.9) resulted in no taxable gift to the beneficiaries, since a completed gift of the remainder interest had already been made at trust inception. The commutation would also avoid the inclusion of the entire trust fund in the grantor’s estate because of the retained interest under Code Sec. 2036.

Under new Regs. § 25.2518-2(c), an interest in jointly held property must be disclaimed within 9 months of the date of death of the first joint tenant, regardless of whether that interest was unilaterally severable. Since the new rule applies irrespective of the contribution of either joint tenant, the surviving joint tenant could disclaim one-half of an interest for which he paid the entire consideration.

Final regulations provide that a qualified personal residence trust (QPRT) must prohibit the repurchase of a residence from the trust. However, the new rule would not prohibit either (i) the retention of a contingent reversionary interest, (ii) a testamentary power of appointment, or (iii) a spousal interest that would arise in the event of the death of the grantor before the expiration of the reserved term. The tax result is unclear if the trustee, despite the prohibition, sold the residence back to the grantor.

The minimum distribution requirements of Code Sec. 401(a)(9) provide that retirement death benefits not paid to a surviving spouse must be distributed within 5 years unless paid to a “designated beneficiary,” in which case payments may continue over that person’s lifetime. Proposed regs detail the manner in which a trust, which cannot be a designated beneficiary, may still be a beneficiary, with trust beneficiaries named designated beneficiaries. The regs now also permit plan benefits to be paid to a revocable trust, provided the trust becomes irrevocable at the participant’s death.

In Ltr. Rul. 9829025, husband and wife transferred two parcels of real property to a grantor trust, entered into a like-kind exchange agreement with a bank, and then sold the properties. The husband died after identification, but before purchase, of the replacement property. Since the exchange would have been a valid three-cornered like-kind exchange, the sales proceeds held by the trust did not constitute IRD, and the surviving spouse was entitled to a stepped-up basis pursuant to Code Sec. 1014(b)(6).

Reg 301.7701-3 now permits non-corporate entities to elect classification for tax purposes. Absent an election, most non-corporate entities, except single-owner entities, are taxed as partnerships. A non-corporate entity may also elect to be taxed as an association. Such an election, though unusual, might be advantageous if current losses of the partnership or LLC  could not be used by partners or members.

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Exclusion of Gain From Sale of Residence Under IRC Section 121

The 1997 Tax Act eliminated the rollover gain provision as well as the one-time $125,000 exclusion for persons 55 years or older. IRC § 121 now provides for an exclusion of $250,000 which may be claimed every 2 years. To qualify, the taxpayer must own and use the principal residence for 2 of 5 years prior to the sale date.

The following rules ease compliance: (i) the ownership and use tests may be satisfied at different times during the 5-year period; (ii) aggregation of noncontinuous periods is permitted in satisfying the use test; (iii) short absences (e.g., vacation or rental) are ignored; and (iv) residence at the home on the sale date is not required.

A partial exclusion for a sale occurring prior to 2 years may be claimed if the sale was precipitated by a change in place of employment, health reasons or “unforeseen circumstances” as articulated in the (as yet unpromulgated) regulations. The partial exemption is based on the portion of the two-year period in which the taxpayer satisfies the ownership and use tests. Thus, a taxpayer forced to sell after a year would be entitled to ½ of a full $250,000 exclusion.

An exclusion of $500,000 is available to joint filers with respect to a particular residence if (i) both spouses meet the use test; (ii) either meets the ownership test; and (iii) neither has claimed an exclusion within the last 2 years. However, if joint filers cannot meet this test, each spouse may still be entitled to claim a separate $250,000 exclusion on the joint return. In so determining, each spouse is treated as owning the property during the period that either spouse owned the property, and each spouse’s exclusion is computed as if the spouses were unmarried. This mechanism eliminates the “taint” which occurred under the previous law when one spouse had claimed the exemption prior to marriage.

Liberal rules apply in the divorce context. If the transfer is incident to divorce, the period of ownership of the transferee spouse includes that of the transferor; and if the residence has been transferred pursuant to the terms of a divorce or separation agreement, the taxpayer is considered to use the property during any period of ownership while his spouse or former spouse is granted use of the property under such instrument.

These special rules also apply: (i) the taxpayer may elect to have § 121 not apply to a particular transaction. (e.g., two residences qualify, both must be sold, and one has greater gain); (ii) the taxpayer’s ownership includes that of a deceased spouse; (iii) the ownership requirement applies to coop stock; the use requirement applies to the coop dwelling; (iv) the exclusion is inapplicable, and gain is recognized, to the extent of any §1250 recapture; and (v) the exclusion applies to a remainder interest, provided the person is not “related” or a family member.

By combining a like-kind exchange with the § 121 exclusion, it might be possible to swap multiple rental properties for a single rental property, later convert that rental property to a principal residence, and in two years dispose of the residence and exclude gain. To accomplish this, the step transaction doctrine must be avoided.

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HOUSE COMMITTEE APPROVES ENERGY TAX BILL

By a bipartisan vote of 26-11, the House Ways and Means Committee has approved the Enhanced Energy Infrastructure and Technology Tax Bill of 2005. The bill would include $8 billion worth of tax incentives to reduce the cost of investments in the nation’s energy infrastructure.

¶ Allow electricity transmission assets to be depreciated over 15 years;

¶  Allow oil-and-gas exploration of a portion of the Arctic National Wildlife Refuge (ANWR);

¶ Allow all air pollution control facilities to be depreciated over 5 years;

¶ Allow any taxpayer to deduct contributions to qualified nuclear decommissioning funds;

¶   Allow geophysical costs incurred in domestic oil and gas exploration to be expensed over two years;

¶  Allow small oil refiners (i.e., 75,000 barrels/day) to claim favorable percentage depletion deductions;

¶  Create a (nonrefundable) $2,000 personal tax credit for the purchase of residential solar water heating;

¶  Create a nonrefundable credit for residential fuel cell property and business installation of fuel cell power plants;

¶  Create a nonrefundable personal tax credit of $2,000 for energy-efficient improvements to existing homes;

¶  Reduce the tax rate on qualifing diesel fuel by approximately $.05/gallon to reflect lower Btu content.

¶  Allow personal energy credits created by the bill to offset alternative minimum tax (AMT) liability; and allow credits for oil recovery, business fuel cell, and marginal gas and oil wells to offset AMT liability.

The Administration has expressed support for passage of the House bill, and has expressed particular support for those portions which provide for oil-and-gas exploration of (i) ANWR; (ii) the Outer Continental Shelf; (iii) Federal onshore lands;and (iv) Indian lands. However, the Administration does not support any new taxpayer subsidies for oil-and-gas exploration on account of the $50/barrel current price of oil.

The Administration supports the greater use of nuclear energy, and supports clarification of tax treatment of nuclear decommissioning costs.

In addition, the Administration supports extension of the EPA’s 1998 Clean Air Act attainment date.

The Administration supports tax credits for renewable power sources such as wind and landfill gas, and for hybrid and fuel-cell vehicles.

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