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  • 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

  • California, Idaho, Nevada and Washington QI bills now available

    Multiple states have recently passed laws regulating Qualified Intermediaries, and we’ve now made the text of these bills available for download.
    Below is the Federation of Exchange Accommodators statement on the California bill’s passage:

    CALIFORNIA QI BILL ENACTED INTO LAW
    October 2, 2008
    The Governor of California signed SB 1007 into law and a copy of the new law is attached. We believe that this represents a victory for the FEA and the QI industry. Many FEA members worked hard to get the law into a form that would accomplish the goal of providing consumer protection to exchangers without unduly burdening the QI industry.
    The provisions of the new law will be effective for all exchanges after January 1, 2009. Therefore, you should review the requirements to be sure that your company is in compliance if you do business in California.
    What does the law provide? The California law does not provide for registration or licensing, but does provide for insurance and investment standards for exchange facilitators. The major provisions of California bill are as follows:
    1. Application. The law applies to all exchange facilitators considered to be “doing business in California”. “Doing business” means the relinquished property in the exchange is located in California, or the EAT holds title to property in California. It also applies to someone who maintains an office in California or advertises in California provided the relinquished property is in California.
    2. Insurance, Bonding and/or Security Requirements. Exchange facilitators must:
    (A) (1) maintain a fidelity bond of at least $1,000,000, OR (2) deposit cash, securities or a letter of credit for at least $1,000,000, OR (3) use a qualified escrow or trust; AND
    (B) (1) maintain errors and omissions insurance of at least $250,000, OR (2) deposit cash, securities or a letter of credit letter in that amount.
    3. Investment Standards. Exchange facilitators must act as a custodian of the exchange funds and meet the “prudent investor” standard in the investment of funds, and satisfy investment goals of liquidity and preservation of principal. The exchange facilitator cannot comingle exchange funds with operating accounts, or loan or transfer funds to an affiliate (other than to an affiliate financial institution or to an exchange accommodation titleholder pursuant to the exchange contract).
    4. Prohibited Acts. Exchange facilitators must not engage in various bad acts, such as material misrepresentations, false advertising, failure to account for moneys or property, failure to return exchange funds to clients, fraud, criminal conduct, etc.
    5. Notification of Change of Ownership. Exchange facilitators must notify clients in writing within 10 days after a change in ownership (more than a 50% change).

  • California, Idaho, Nevada and Washington QI bills now available

    Multiple states have recently passed laws regulating Qualified Intermediaries, and we’ve now made the text of these bills available for download.
    Below is the Federation of Exchange Accommodators statement on the California bill’s passage:

    CALIFORNIA QI BILL ENACTED INTO LAW
    October 2, 2008
    The Governor of California signed SB 1007 into law and a copy of the new law is attached. We believe that this represents a victory for the FEA and the QI industry. Many FEA members worked hard to get the law into a form that would accomplish the goal of providing consumer protection to exchangers without unduly burdening the QI industry.
    The provisions of the new law will be effective for all exchanges after January 1, 2009. Therefore, you should review the requirements to be sure that your company is in compliance if you do business in California.
    What does the law provide? The California law does not provide for registration or licensing, but does provide for insurance and investment standards for exchange facilitators. The major provisions of California bill are as follows:
    1. Application. The law applies to all exchange facilitators considered to be “doing business in California”. “Doing business” means the relinquished property in the exchange is located in California, or the EAT holds title to property in California. It also applies to someone who maintains an office in California or advertises in California provided the relinquished property is in California.
    2. Insurance, Bonding and/or Security Requirements. Exchange facilitators must:
    (A) (1) maintain a fidelity bond of at least $1,000,000, OR (2) deposit cash, securities or a letter of credit for at least $1,000,000, OR (3) use a qualified escrow or trust; AND
    (B) (1) maintain errors and omissions insurance of at least $250,000, OR (2) deposit cash, securities or a letter of credit letter in that amount.
    3. Investment Standards. Exchange facilitators must act as a custodian of the exchange funds and meet the “prudent investor” standard in the investment of funds, and satisfy investment goals of liquidity and preservation of principal. The exchange facilitator cannot comingle exchange funds with operating accounts, or loan or transfer funds to an affiliate (other than to an affiliate financial institution or to an exchange accommodation titleholder pursuant to the exchange contract).
    4. Prohibited Acts. Exchange facilitators must not engage in various bad acts, such as material misrepresentations, false advertising, failure to account for moneys or property, failure to return exchange funds to clients, fraud, criminal conduct, etc.
    5. Notification of Change of Ownership. Exchange facilitators must notify clients in writing within 10 days after a change in ownership (more than a 50% change).

  • California, Idaho, Nevada and Washington QI bills now available

    Multiple states have recently passed laws regulating Qualified Intermediaries, and we’ve now made the text of these bills available for download.
    Below is the Federation of Exchange Accommodators statement on the California bill’s passage:

    CALIFORNIA QI BILL ENACTED INTO LAW
    October 2, 2008
    The Governor of California signed SB 1007 into law and a copy of the new law is attached. We believe that this represents a victory for the FEA and the QI industry. Many FEA members worked hard to get the law into a form that would accomplish the goal of providing consumer protection to exchangers without unduly burdening the QI industry.
    The provisions of the new law will be effective for all exchanges after January 1, 2009. Therefore, you should review the requirements to be sure that your company is in compliance if you do business in California.
    What does the law provide? The California law does not provide for registration or licensing, but does provide for insurance and investment standards for exchange facilitators. The major provisions of California bill are as follows:
    1. Application. The law applies to all exchange facilitators considered to be “doing business in California”. “Doing business” means the relinquished property in the exchange is located in California, or the EAT holds title to property in California. It also applies to someone who maintains an office in California or advertises in California provided the relinquished property is in California.
    2. Insurance, Bonding and/or Security Requirements. Exchange facilitators must:
    (A) (1) maintain a fidelity bond of at least $1,000,000, OR (2) deposit cash, securities or a letter of credit for at least $1,000,000, OR (3) use a qualified escrow or trust; AND
    (B) (1) maintain errors and omissions insurance of at least $250,000, OR (2) deposit cash, securities or a letter of credit letter in that amount.
    3. Investment Standards. Exchange facilitators must act as a custodian of the exchange funds and meet the “prudent investor” standard in the investment of funds, and satisfy investment goals of liquidity and preservation of principal. The exchange facilitator cannot comingle exchange funds with operating accounts, or loan or transfer funds to an affiliate (other than to an affiliate financial institution or to an exchange accommodation titleholder pursuant to the exchange contract).
    4. Prohibited Acts. Exchange facilitators must not engage in various bad acts, such as material misrepresentations, false advertising, failure to account for moneys or property, failure to return exchange funds to clients, fraud, criminal conduct, etc.
    5. Notification of Change of Ownership. Exchange facilitators must notify clients in writing within 10 days after a change in ownership (more than a 50% change).

  • Technology & 1031 Like-Kind Exchanges, part 1

    If you read enough of the Accruit Website, you’ll notice that we talk a good bit about how technology plays an important role in the processing of successful 1031 Like-Kind Exchanges (LKEs).  We obviously think this is an important reason to do business with us, but it’s possible that some readers may want to know more about why a technology-driven process is so beneficial to them.
    There are a number of ways in which a software-based process helps you, and addressing them all at once might be too much for one sitting. So let’s call this part one of a series.
    Up first, technology assures your compliance with key milestones. Without the use of advanced technology you’re relying on manual processes to ensure that your exchange falls within the Section 1031 regulations.  Many key milestones take place during the course of an exchange, and if they’re not met you won’t be able to complete the exchange.  For example, if you do not purchase replacement property by day 45, you must provide your qualified intermediary (QI) with identified property you plan to purchase by day 180.  A QI cannot accept identifications after day 45, so if you aren’t properly reminded to follow this step, you will not be able to complete the exchange.
    In addition to managing the exchange process, having an online resource available 24×7 to look up information about your exchange is very comforting…you don’t need to wait for normal business hours to have your questions answered.  With the Accruit LKE solution you are able to look up your account balances and other key information online, anytime, anywhere.
    Accruit has the only patented process for performing Like-Kind Exchanges over the Internet.  This not only ensures that you’re kept informed of key steps in an exchange using technology, you have information available to you 24×7.
    I believe this is a fundamentally better way of completing 1031 exchanges. Check back periodically for more reasons why a tech-enabled solution is your best option.

  • Technology & 1031 Like-Kind Exchanges, part 1

    If you read enough of the Accruit Website, you’ll notice that we talk a good bit about how technology plays an important role in the processing of successful 1031 Like-Kind Exchanges (LKEs).  We obviously think this is an important reason to do business with us, but it’s possible that some readers may want to know more about why a technology-driven process is so beneficial to them.
    There are a number of ways in which a software-based process helps you, and addressing them all at once might be too much for one sitting. So let’s call this part one of a series.
    Up first, technology assures your compliance with key milestones. Without the use of advanced technology you’re relying on manual processes to ensure that your exchange falls within the Section 1031 regulations.  Many key milestones take place during the course of an exchange, and if they’re not met you won’t be able to complete the exchange.  For example, if you do not purchase replacement property by day 45, you must provide your qualified intermediary (QI) with identified property you plan to purchase by day 180.  A QI cannot accept identifications after day 45, so if you aren’t properly reminded to follow this step, you will not be able to complete the exchange.
    In addition to managing the exchange process, having an online resource available 24×7 to look up information about your exchange is very comforting…you don’t need to wait for normal business hours to have your questions answered.  With the Accruit LKE solution you are able to look up your account balances and other key information online, anytime, anywhere.
    Accruit has the only patented process for performing Like-Kind Exchanges over the Internet.  This not only ensures that you’re kept informed of key steps in an exchange using technology, you have information available to you 24×7.
    I believe this is a fundamentally better way of completing 1031 exchanges. Check back periodically for more reasons why a tech-enabled solution is your best option.

  • Technology & 1031 Like-Kind Exchanges, part 1

    If you read enough of the Accruit Website, you’ll notice that we talk a good bit about how technology plays an important role in the processing of successful 1031 Like-Kind Exchanges (LKEs).  We obviously think this is an important reason to do business with us, but it’s possible that some readers may want to know more about why a technology-driven process is so beneficial to them.
    There are a number of ways in which a software-based process helps you, and addressing them all at once might be too much for one sitting. So let’s call this part one of a series.
    Up first, technology assures your compliance with key milestones. Without the use of advanced technology you’re relying on manual processes to ensure that your exchange falls within the Section 1031 regulations.  Many key milestones take place during the course of an exchange, and if they’re not met you won’t be able to complete the exchange.  For example, if you do not purchase replacement property by day 45, you must provide your qualified intermediary (QI) with identified property you plan to purchase by day 180.  A QI cannot accept identifications after day 45, so if you aren’t properly reminded to follow this step, you will not be able to complete the exchange.
    In addition to managing the exchange process, having an online resource available 24×7 to look up information about your exchange is very comforting…you don’t need to wait for normal business hours to have your questions answered.  With the Accruit LKE solution you are able to look up your account balances and other key information online, anytime, anywhere.
    Accruit has the only patented process for performing Like-Kind Exchanges over the Internet.  This not only ensures that you’re kept informed of key steps in an exchange using technology, you have information available to you 24×7.
    I believe this is a fundamentally better way of completing 1031 exchanges. Check back periodically for more reasons why a tech-enabled solution is your best option.

  • WSJ analysis on the value of getting greener faster: now add 1031 Exchanges to the mix

    If you missed last week’s Wall Street Journal feature entitled

  • WSJ analysis on the value of getting greener faster: now add 1031 Exchanges to the mix

    If you missed last week’s Wall Street Journal feature entitled

  • WSJ analysis on the value of getting greener faster: now add 1031 Exchanges to the mix

    If you missed last week’s Wall Street Journal feature entitled