Blog

  • Economic stimulus implications: Bonus Depreciation recapture is coming

    Recently, I came across an article written by Hal Vandiver for the Material Handling Industry of America regarding the

  • Economic stimulus implications: Bonus Depreciation recapture is coming

    Recently, I came across an article written by Hal Vandiver for the Material Handling Industry of America regarding the

  • Reverse 1031 Exchanges Aren’t as Complicated as You Think

    1031 exchanges are typically of the “forward” variety – they start when you sell an asset and then buy a replacement asset of like-kind. But more and more our clients are finding themselves in the position of needing to purchase a new asset before they sell their old one. Experienced exchangers know that the 45-day identification period for identifying new property is tight, and many investors want the opportunity to get their replacement property in place before they sell. Other clients may have both their sale and their purchase all lined up but at the last minute they lose their buyer and there goes the sale. Now they’re ready to buy but can’t sell. How can they still do an exchange?
    The solution is a reverse exchange. In a reverse you can purchase your new property before you sell your old property and still get all the benefits of a 1031 like-kind exchange. The reverse 1031 exchange transaction is permitted under Revenue Procedure 2000-37.  Although reverse exchanges were taking place way before the year 2000, this RevProc gives us clear safe-harbor guidelines for this type of an exchange.
    This is how it works. The IRS will not let you hold title or ownership to both your new and your old property at the same time, but they will allow your Qualified Intermediary (QI) to take title to your new property for you until you can sell your old one. This is called “parking a property. ” Your QI can do this by way of a single member LLC that’s opened up specifically for your exchange. This LLC is called an Exchange Accommodation Titleholder, more commonly referred to as an EAT, and it does just what is says: it holds the title – that’s it. The property is leased from the EAT to the taxpayer/exchanger. This allows the taxpayer/exchanger to have full access to the new property and to make money from that new property right away.
    How does the EAT pay for the new property? Simple, they rely on the taxpayer. The taxpayer can buy with cash or get a lender. If a lender is used, it must be willing to have the EAT sign the security instrument for the loan, as they are going to be the owners of the new property. With a safe harbor reverse exchange an EAT does not necessarily have to be on the loan as a borrower, but if the bank insists, the EAT will be a non-recourse borrower with all recourse going to the taxpayer. Also, the taxpayer needs to be prepared to add the EAT to the insurance of the parked property.
    So how do you know that the EAT will not sell your property to someone else while you’re waiting to sell? Easy, a purchase option is always part of the Qualified Exchange Accommodation Agreement. That is the legal document that allows the exchanger and the EAT to move into a parking arrangement. This purchase option gives the exchanger the exclusive right to buy the replacement property from the EAT, and that is exactly what the exchanger will do right after they sell. The exchanger must take title to the new property from the EAT within 180 days after it is parked, and they must identify what they are selling within 45 days of parking.
    It’s really that easy. After the taxpayer sells the EAT will use the exchange proceeds to pay back the taxpayer what they owe them and give title of the asset to the taxpayer/exchanger. If this does still sound a little tricky to you, not to worry. Accruit has several reverse exchange experts who can address all your questions about a typical reverse as well as more complicated reverses (such as exchange first reverses, straddles, and improvement exchanges).

  • Reverse 1031 Exchanges Aren’t as Complicated as You Think

    1031 exchanges are typically of the “forward” variety – they start when you sell an asset and then buy a replacement asset of like-kind. But more and more our clients are finding themselves in the position of needing to purchase a new asset before they sell their old one. Experienced exchangers know that the 45-day identification period for identifying new property is tight, and many investors want the opportunity to get their replacement property in place before they sell. Other clients may have both their sale and their purchase all lined up but at the last minute they lose their buyer and there goes the sale. Now they’re ready to buy but can’t sell. How can they still do an exchange?
    The solution is a reverse exchange. In a reverse you can purchase your new property before you sell your old property and still get all the benefits of a 1031 like-kind exchange. The reverse 1031 exchange transaction is permitted under Revenue Procedure 2000-37.  Although reverse exchanges were taking place way before the year 2000, this RevProc gives us clear safe-harbor guidelines for this type of an exchange.
    This is how it works. The IRS will not let you hold title or ownership to both your new and your old property at the same time, but they will allow your Qualified Intermediary (QI) to take title to your new property for you until you can sell your old one. This is called “parking a property. ” Your QI can do this by way of a single member LLC that’s opened up specifically for your exchange. This LLC is called an Exchange Accommodation Titleholder, more commonly referred to as an EAT, and it does just what is says: it holds the title – that’s it. The property is leased from the EAT to the taxpayer/exchanger. This allows the taxpayer/exchanger to have full access to the new property and to make money from that new property right away.
    How does the EAT pay for the new property? Simple, they rely on the taxpayer. The taxpayer can buy with cash or get a lender. If a lender is used, it must be willing to have the EAT sign the security instrument for the loan, as they are going to be the owners of the new property. With a safe harbor reverse exchange an EAT does not necessarily have to be on the loan as a borrower, but if the bank insists, the EAT will be a non-recourse borrower with all recourse going to the taxpayer. Also, the taxpayer needs to be prepared to add the EAT to the insurance of the parked property.
    So how do you know that the EAT will not sell your property to someone else while you’re waiting to sell? Easy, a purchase option is always part of the Qualified Exchange Accommodation Agreement. That is the legal document that allows the exchanger and the EAT to move into a parking arrangement. This purchase option gives the exchanger the exclusive right to buy the replacement property from the EAT, and that is exactly what the exchanger will do right after they sell. The exchanger must take title to the new property from the EAT within 180 days after it is parked, and they must identify what they are selling within 45 days of parking.
    It’s really that easy. After the taxpayer sells the EAT will use the exchange proceeds to pay back the taxpayer what they owe them and give title of the asset to the taxpayer/exchanger. If this does still sound a little tricky to you, not to worry. Accruit has several reverse exchange experts who can address all your questions about a typical reverse as well as more complicated reverses (such as exchange first reverses, straddles, and improvement exchanges).

  • Reverse 1031 Exchanges Aren’t as Complicated as You Think

    1031 exchanges are typically of the “forward” variety – they start when you sell an asset and then buy a replacement asset of like-kind. But more and more our clients are finding themselves in the position of needing to purchase a new asset before they sell their old one. Experienced exchangers know that the 45-day identification period for identifying new property is tight, and many investors want the opportunity to get their replacement property in place before they sell. Other clients may have both their sale and their purchase all lined up but at the last minute they lose their buyer and there goes the sale. Now they’re ready to buy but can’t sell. How can they still do an exchange?
    The solution is a reverse exchange. In a reverse you can purchase your new property before you sell your old property and still get all the benefits of a 1031 like-kind exchange. The reverse 1031 exchange transaction is permitted under Revenue Procedure 2000-37.  Although reverse exchanges were taking place way before the year 2000, this RevProc gives us clear safe-harbor guidelines for this type of an exchange.
    This is how it works. The IRS will not let you hold title or ownership to both your new and your old property at the same time, but they will allow your Qualified Intermediary (QI) to take title to your new property for you until you can sell your old one. This is called “parking a property. ” Your QI can do this by way of a single member LLC that’s opened up specifically for your exchange. This LLC is called an Exchange Accommodation Titleholder, more commonly referred to as an EAT, and it does just what is says: it holds the title – that’s it. The property is leased from the EAT to the taxpayer/exchanger. This allows the taxpayer/exchanger to have full access to the new property and to make money from that new property right away.
    How does the EAT pay for the new property? Simple, they rely on the taxpayer. The taxpayer can buy with cash or get a lender. If a lender is used, it must be willing to have the EAT sign the security instrument for the loan, as they are going to be the owners of the new property. With a safe harbor reverse exchange an EAT does not necessarily have to be on the loan as a borrower, but if the bank insists, the EAT will be a non-recourse borrower with all recourse going to the taxpayer. Also, the taxpayer needs to be prepared to add the EAT to the insurance of the parked property.
    So how do you know that the EAT will not sell your property to someone else while you’re waiting to sell? Easy, a purchase option is always part of the Qualified Exchange Accommodation Agreement. That is the legal document that allows the exchanger and the EAT to move into a parking arrangement. This purchase option gives the exchanger the exclusive right to buy the replacement property from the EAT, and that is exactly what the exchanger will do right after they sell. The exchanger must take title to the new property from the EAT within 180 days after it is parked, and they must identify what they are selling within 45 days of parking.
    It’s really that easy. After the taxpayer sells the EAT will use the exchange proceeds to pay back the taxpayer what they owe them and give title of the asset to the taxpayer/exchanger. If this does still sound a little tricky to you, not to worry. Accruit has several reverse exchange experts who can address all your questions about a typical reverse as well as more complicated reverses (such as exchange first reverses, straddles, and improvement exchanges).

  • Colorado & Washington enact Qualified Intermediary model law; Is your state next? Has anyone heard of reciprocity?

    As we told you last week, the FEA was successful once again in pushing regulations through the Colorado House and Senate to provide consumer protection for those conducting 1031 like-kind exchanges in the state. The Governor signed HB09-1254 into law on 4/16/09.  Washington’s Governor signed a similar law on Monday, April 13.  Who next?  Texas? Maine? Arizona? Oklahoma?  The ideal goal is to maintain reciprocity between these states so that QIs can deliver consistent guidance and maintain reasonable standards for customers across the country.
    Right now there are five states (CA, NV, ID, WA & CO) that have some form of qualified intermediary regulations on the books.  California took the lead by adopting regulations that provide exchangers certain levels of protection and requiring prudent investment standards ensuring liquidity and protection of principal.  Colorado recognized the importance of achieving consistency; it also understood the importance of safeguarding consumers while simultaneously protecting an industry that facilitates growth for Colorado companies.  Texas, Arizona, Oregon and Oklahoma are all leaning toward a model law that supports reasonable regulations, but Nevada and Idaho have passed regulations that are either very difficult to follow or aren’t business friendly at all.  It’s been two years since Nevada enacted their law and they still don’t have final guidance on how exchangers need to ensure compliance.  Now it seems that Maine wants to follow Idaho’s laborious, expensive and unrealistic standards, forcing QIs to complete reams of paperwork, provide background checks, register with the state and create very specific banking structures just to  provide a well established federal tax service to businesses in their state – all at a tremendous cost.
    There will be more states, more laws, more dollars spent to accomplish  – in the end – the same result.  Encouraging your state to adopt model law is a good idea for everybody.  There’s no reason to reinvent the wheel.

  • Colorado & Washington enact Qualified Intermediary model law; Is your state next? Has anyone heard of reciprocity?

    As we told you last week, the FEA was successful once again in pushing regulations through the Colorado House and Senate to provide consumer protection for those conducting 1031 like-kind exchanges in the state. The Governor signed HB09-1254 into law on 4/16/09.  Washington’s Governor signed a similar law on Monday, April 13.  Who next?  Texas? Maine? Arizona? Oklahoma?  The ideal goal is to maintain reciprocity between these states so that QIs can deliver consistent guidance and maintain reasonable standards for customers across the country.
    Right now there are five states (CA, NV, ID, WA & CO) that have some form of qualified intermediary regulations on the books.  California took the lead by adopting regulations that provide exchangers certain levels of protection and requiring prudent investment standards ensuring liquidity and protection of principal.  Colorado recognized the importance of achieving consistency; it also understood the importance of safeguarding consumers while simultaneously protecting an industry that facilitates growth for Colorado companies.  Texas, Arizona, Oregon and Oklahoma are all leaning toward a model law that supports reasonable regulations, but Nevada and Idaho have passed regulations that are either very difficult to follow or aren’t business friendly at all.  It’s been two years since Nevada enacted their law and they still don’t have final guidance on how exchangers need to ensure compliance.  Now it seems that Maine wants to follow Idaho’s laborious, expensive and unrealistic standards, forcing QIs to complete reams of paperwork, provide background checks, register with the state and create very specific banking structures just to  provide a well established federal tax service to businesses in their state – all at a tremendous cost.
    There will be more states, more laws, more dollars spent to accomplish  – in the end – the same result.  Encouraging your state to adopt model law is a good idea for everybody.  There’s no reason to reinvent the wheel.

  • Colorado & Washington enact Qualified Intermediary model law; Is your state next? Has anyone heard of reciprocity?

    As we told you last week, the FEA was successful once again in pushing regulations through the Colorado House and Senate to provide consumer protection for those conducting 1031 like-kind exchanges in the state. The Governor signed HB09-1254 into law on 4/16/09.  Washington’s Governor signed a similar law on Monday, April 13.  Who next?  Texas? Maine? Arizona? Oklahoma?  The ideal goal is to maintain reciprocity between these states so that QIs can deliver consistent guidance and maintain reasonable standards for customers across the country.
    Right now there are five states (CA, NV, ID, WA & CO) that have some form of qualified intermediary regulations on the books.  California took the lead by adopting regulations that provide exchangers certain levels of protection and requiring prudent investment standards ensuring liquidity and protection of principal.  Colorado recognized the importance of achieving consistency; it also understood the importance of safeguarding consumers while simultaneously protecting an industry that facilitates growth for Colorado companies.  Texas, Arizona, Oregon and Oklahoma are all leaning toward a model law that supports reasonable regulations, but Nevada and Idaho have passed regulations that are either very difficult to follow or aren’t business friendly at all.  It’s been two years since Nevada enacted their law and they still don’t have final guidance on how exchangers need to ensure compliance.  Now it seems that Maine wants to follow Idaho’s laborious, expensive and unrealistic standards, forcing QIs to complete reams of paperwork, provide background checks, register with the state and create very specific banking structures just to  provide a well established federal tax service to businesses in their state – all at a tremendous cost.
    There will be more states, more laws, more dollars spent to accomplish  – in the end – the same result.  Encouraging your state to adopt model law is a good idea for everybody.  There’s no reason to reinvent the wheel.

  • Unleashing a Green stampede within America’s energy industries

    While on the campaign trail, Barack Obama made greening America’s infrastructure a huge priority for his administration. As noted in the Los Angeles Times, Obama planned

    to spend $150 billion over the next decade to promote energy from the sun, wind and other renewable sources as well as energy conservation. Plans include raising vehicle fuel-economy standards and subsidizing consumer purchases of plug-in hybrids. Obama wants to weatherize 1 million homes annually and upgrade the nation’s creaky electrical grid. His team has talked of providing tax credits and loan guarantees to clean-energy companies.
    His goals: create 5 million new jobs repowering America over 10 years; assert U.S. leadership on global climate change; and wean the U.S. from its dependence on imported petroleum.

    The NAICS codes that are relevant for this discussion are found in sections 31-33. Code 333132 defines Oil and Gas Field Machinery and Equipment Manufacturing while code 3336 covers Engine, Turbine, and Power Transmission Equipment Manufacturing. As such, the Internal Revenue Code would not allow an LKE between the two, even though both are used for the same purpose.
    The ABC Energy Case
    America’s energy industries understand the need to green their operations. According to the American Petroleum Institute, US oil and natural gas industry companies are investing more than all of private industry and the federal government combined in new energy technologies to meet future energy needs.

    Oil and Gas Companies – $121.3B
    Other Private – $58.2B
    Federal Government – $8.2B

    On carbon mitigation alone, oil and gas companies outspend the federal government by nearly three times

    Oil and Gas Companies – $42B
    Federal Govt – $15B

    With this in mind, let’s illustrate the case of ABC Energy. Imagine that ABC is a large firm (market cap of $175 billion) that currently focuses on oil and natural gas exploration, development, production and distribution. Like every other energy company in America they can see the writing on the wall and realize that if they’re to be successful in the long term that they must evolve from an oil company into a full-spectrum energy company. As a result, they’re already investing significantly in renewables.
    They believe that this evolution will happen over X years at a cost of Y. But what are the values for X and Y? There’s going to be tremendous political (and consumer) pressure to shorten X, but these are balanced against the obvious business pressures to mitigate Y. Part of the transition will be accomplished organically, as old assets are retired, and tax credits can also ease the burden some. Of course, in the current political climate, most legislators will be eager to steer clear of “tax breaks for Big Oil” stories.
    The upshot is that Y will remain too high to spur a quick transition.
    Now, let’s consider what might happen if the tax reform proposed here were enacted. (In a good-faith attempt to make the scenario as plausible as possible we’re going to use what we believe to be very conservative numbers.)
    At the end of 2008 ABC reported $60B in Property, Plant and Equipment assets. Let’s say that half of this number would potentially be eligible for 1031 exchange treatment. Senior leadership at ABC now has a new path toward sustainable production that didn’t exist before, and since it’s already investing in renewables and green tech research, it makes good business sense to begin using Like-Kind Exchanges to accelerate its transition. Over the span of 10 years (let’s use something close to the timeframe imagined by President Obama and Al Gore’s http://www.wecansolveit.org/”>We initiative , although there’s every reason to think the pace can be sped up) ABC aggressively begins exchanging fossil assets. When you combine federal and state rates the total tax bill on the sale of existing assets would be approximately 40%, which means they’re able to defer around $12B, which they immediately reinvest in their new sustainable energy production assets – wind, solar, etc.
    ABC is one company, and while they’re big they’re hardly the largest (they’re roughly half the size of ExxonMobil). On a revenue basis, ABC represents a little over 2% of the US oil and gas sector’s revenues for 2008, so if we assume that its profile is more or less average by industry standards, this proposal could potentially unleash more than $600 billion for green energy development.
    At this point, let’s remember two things. First, we’re aiming low. Second, at this point we’re still only talking about the oil and gas sector – to get the full impact of this proposal you’d also have to factor in a similar transition by coal companies.
    We’re still trying to nail down the math on the scenario presented above, but we feel comfortable that what is described is in the right ballpark, and are continuing to work on firming up the actual industry numbers. Thanks for tolerating the fuzzy math, and if you’re able to help us tighten up the scenario, please let us know.
    What Are the Potential Objections?
    In imagining how we might get an idea implemented, we have to consider what barriers would stand in the way. A few objections have occurred to us, but so far there are very good answers to each. Let’s take them one at a time.
    1: Such a change would be very difficult to implement. Not necessarily. The standard route for amending the tax code runs through Congress, obviously, and that’s always a complex process. However, the IRS has tools at its disposal that could potentially expedite fossil-to-green exchanges, at least in the short term. One is called a Private Letter Ruling (PLR). “The IRS private letter ruling is applicable to that tax situation and that taxpayer only.” However, PLRs are often treated as precedent, and there’s no reason to think that one couldn’t be used to signal to energy firms that the agency is ready to accept fossil-to-green exchanges as eligible for 1031 by virtue of “same use” status. The second (and more powerful) approach could involve the use of a

  • Unleashing a Green stampede within America’s energy industries

    While on the campaign trail, Barack Obama made greening America’s infrastructure a huge priority for his administration. As noted in the Los Angeles Times, Obama planned

    to spend $150 billion over the next decade to promote energy from the sun, wind and other renewable sources as well as energy conservation. Plans include raising vehicle fuel-economy standards and subsidizing consumer purchases of plug-in hybrids. Obama wants to weatherize 1 million homes annually and upgrade the nation’s creaky electrical grid. His team has talked of providing tax credits and loan guarantees to clean-energy companies.
    His goals: create 5 million new jobs repowering America over 10 years; assert U.S. leadership on global climate change; and wean the U.S. from its dependence on imported petroleum.

    The NAICS codes that are relevant for this discussion are found in sections 31-33. Code 333132 defines Oil and Gas Field Machinery and Equipment Manufacturing while code 3336 covers Engine, Turbine, and Power Transmission Equipment Manufacturing. As such, the Internal Revenue Code would not allow an LKE between the two, even though both are used for the same purpose.
    The ABC Energy Case
    America’s energy industries understand the need to green their operations. According to the American Petroleum Institute, US oil and natural gas industry companies are investing more than all of private industry and the federal government combined in new energy technologies to meet future energy needs.

    Oil and Gas Companies – $121.3B
    Other Private – $58.2B
    Federal Government – $8.2B

    On carbon mitigation alone, oil and gas companies outspend the federal government by nearly three times

    Oil and Gas Companies – $42B
    Federal Govt – $15B

    With this in mind, let’s illustrate the case of ABC Energy. Imagine that ABC is a large firm (market cap of $175 billion) that currently focuses on oil and natural gas exploration, development, production and distribution. Like every other energy company in America they can see the writing on the wall and realize that if they’re to be successful in the long term that they must evolve from an oil company into a full-spectrum energy company. As a result, they’re already investing significantly in renewables.
    They believe that this evolution will happen over X years at a cost of Y. But what are the values for X and Y? There’s going to be tremendous political (and consumer) pressure to shorten X, but these are balanced against the obvious business pressures to mitigate Y. Part of the transition will be accomplished organically, as old assets are retired, and tax credits can also ease the burden some. Of course, in the current political climate, most legislators will be eager to steer clear of “tax breaks for Big Oil” stories.
    The upshot is that Y will remain too high to spur a quick transition.
    Now, let’s consider what might happen if the tax reform proposed here were enacted. (In a good-faith attempt to make the scenario as plausible as possible we’re going to use what we believe to be very conservative numbers.)
    At the end of 2008 ABC reported $60B in Property, Plant and Equipment assets. Let’s say that half of this number would potentially be eligible for 1031 exchange treatment. Senior leadership at ABC now has a new path toward sustainable production that didn’t exist before, and since it’s already investing in renewables and green tech research, it makes good business sense to begin using Like-Kind Exchanges to accelerate its transition. Over the span of 10 years (let’s use something close to the timeframe imagined by President Obama and Al Gore’s http://www.wecansolveit.org/”>We initiative , although there’s every reason to think the pace can be sped up) ABC aggressively begins exchanging fossil assets. When you combine federal and state rates the total tax bill on the sale of existing assets would be approximately 40%, which means they’re able to defer around $12B, which they immediately reinvest in their new sustainable energy production assets – wind, solar, etc.
    ABC is one company, and while they’re big they’re hardly the largest (they’re roughly half the size of ExxonMobil). On a revenue basis, ABC represents a little over 2% of the US oil and gas sector’s revenues for 2008, so if we assume that its profile is more or less average by industry standards, this proposal could potentially unleash more than $600 billion for green energy development.
    At this point, let’s remember two things. First, we’re aiming low. Second, at this point we’re still only talking about the oil and gas sector – to get the full impact of this proposal you’d also have to factor in a similar transition by coal companies.
    We’re still trying to nail down the math on the scenario presented above, but we feel comfortable that what is described is in the right ballpark, and are continuing to work on firming up the actual industry numbers. Thanks for tolerating the fuzzy math, and if you’re able to help us tighten up the scenario, please let us know.
    What Are the Potential Objections?
    In imagining how we might get an idea implemented, we have to consider what barriers would stand in the way. A few objections have occurred to us, but so far there are very good answers to each. Let’s take them one at a time.
    1: Such a change would be very difficult to implement. Not necessarily. The standard route for amending the tax code runs through Congress, obviously, and that’s always a complex process. However, the IRS has tools at its disposal that could potentially expedite fossil-to-green exchanges, at least in the short term. One is called a Private Letter Ruling (PLR). “The IRS private letter ruling is applicable to that tax situation and that taxpayer only.” However, PLRs are often treated as precedent, and there’s no reason to think that one couldn’t be used to signal to energy firms that the agency is ready to accept fossil-to-green exchanges as eligible for 1031 by virtue of “same use” status. The second (and more powerful) approach could involve the use of a