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Christine of NJ Property Solutions Category: Business Strategies
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Posted on: 01/23/2009
Posted by: Christine of NJ Property Solutions
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article can be found at:

http://www.apiexchange-enewz.com/www/enewz/newsletter.php?id=76&dm=1

 

Fractional Ownership

Delaware Statutory Trust (DST) Versus TIC Ownership
Investors desiring the tax deferral benefits of §1031 exchanges coupled with the advantages of fractional ownership increasingly are seeking the popular alternatives of tenant-in-common (“TIC”) or Delaware Statutory Trust (“DST”) co-ownership. Recently, DSTs have been gaining in popularity for a number of reasons including the ability to secure financing more easily and attract more investors with lower minimum investment threshold amounts. Let's look at some of the distinctives of DST fractional ownership and how DSTs differ from TIC ownership.
A Delaware Statutory Trust is a separate legal entity created as a trust under the laws of Delaware in which each owner has a “beneficial interest” in the DST for Federal income tax purposes and is treated as owning an undivided fractional interest in the property. In 2004, the IRS released Revenue Ruling 2004-86 which allows the use of a DST to acquire real estate where the beneficial interests in the trust will be treated as direct interests in replacement property for purposes of IRC §1031. Due to the restrictions for DST qualification, the best attributes for a DST are single-tenant occupancy, an investment-grade tenant with a long-term lease to avoid turnover costs and triple net lease terms which require the tenant to pay all property expenses. In order for a DST to quality for a §1031 exchange, the trustee may not have the power to do any of the following:

1.
Accept contributions from either current or new investors after the offering is closed;
2.
Renegotiate the terms of the existing loans, or borrow any new funds from a third party;
3.
Sell real estate and use the proceeds to acquire new real estate;
4.
Make other than minor repairs that are considered (a) normal repair and maintenance (b) minor non-structural improvements and (c) those required by law;
5.
Invest cash held between the distribution dates other than in short-term government debt;
6.
Retain cash, other than necessary reserves (all cash must be distributed on a current basis);
   7. Enter into new leases or renegotiate the current lease.

A chief advantage of the DST structure is that the lender views the trust as only one borrower (rather than having up to 35 borrowers as in many TIC arrangements) which makes it easier and less expensive to obtain financing. In addition, since the investor’s only right with respect to the DST is to receive distributions and they have no voting authority regarding the operation of the property, the “bad boy carve outs” are eliminated and the lender looks only to the sponsors for these carve outs from the non-recourse provisions of a note. Other differences between a DST structure and TIC structure are summarized below:

 
DST STRUCTURE
TIC STRUCTURE
IRS Guidance
Rev. Rul. 2004-86
Rev. Proc. 2002-22
Maximum Number  of Investors
No IRS imposed limitation
Up to 35
Ownership
Percentage of beneficial ownership in a DST that owns real property
Undevided tenant in common interest in real property
Investors Receive Property Deed
No
Yes
Investors Form Single Member LLC
No
Yes (generallly)
Major Decision Approval
No voting right
Equal voting right and unanimous approval
Number of Borrowers
1 (the DST)
Up to 35 (the maximum number of investors)
Bankruptcy Remote
Yes
No/Yes (if using a single member LLC)


PLR 2000901004
Non Safe Harbor Reverse Improvement Exchange
The IRS has issued a Private Letter Ruling (PLR 200901004) approving a reverse improvement exchange under §1031 that did not comply with Revenue Procedure 2000-37 (a so called “non-safe harbor” improvement exchange) in which the taxpayer constructed improvements on property already owned by the taxpayer. Unlike in prior court cases dealing with non-safe harbor exchanges such as the DeCleene case (115 TC 457 (2000)), the IRS did not analyze whether the exchange accommodation titleholder (EAT) had the burdens and benefits of ownership or whether it was acting as the taxpayer’s agent when constructing a new facility.
Click here to view the full text of PLR 2000901004.

Internal Revenue Service Notice 2009-05 
In recent years, Congress and the IRS have raised the standard of care for tax return preparers in an attempt to make them more accountable for positions they take on tax returns that might not be supported under applicable law.

Under these rules, if the preparer takes a position that does not meet the applicable standard of care, the preparer is subject to a separate return preparer penalty. As the standard of care was raised, many tax advisors began taking more conservative positions on returns, for example, whether a property qualifies as a vacation home under the recent Rev. Proc. 2008-16.

Under prior law, the standard of care was “a reasonable belief that the position would be more likely than not be sustained on the merits.” That standard required the return preparer to assess the merits of the return position under all applicable laws as a judge would. The standard created concern and uncertainty among accountants and lawyers that might fall into the broad definition of a return preparer.

Recently, Congress ratcheted the standard down a notch. On October 3, 2008, President Bush signed into law the 2008 Act. The Act modifies the return preparer penalty standard for undisclosed tax return positions by reducing the applicable tax return preparer standard from “more likely than not” to one of “substantial authority.” Thus, a position might be viable under the standard even if there is some contrary authority so long as there is authority to support the position. More technically, "substantial authority exists only if the weight of the taxpayer's authorities is substantial in relation to the contrary authorities." 26 C.F.R section 1.6662-4(d)(3) (1997). The new standard is made retroactive to May 25, 2007.
Click here to view the full text of IRS Notice 2009-05.

PLR 200901020
Exchange of Development Rights
 
This ruling finds the exchange of development rights as being treated as like-kind to other interests in real estate.
Click here to view the full text of PLR 200901020.