conservation easement issues and updates: latest & greatest · syndication – how it works:...
TRANSCRIPT
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Conservation Easement Issues and Updates: Latest & Greatest
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1) Terrafirma Conservation Defense Insurance: Tips for Filing Claims
2) Land Trust Alliance Advisory on Conservation Tax Shelters
3) LTA Revised Report on Amending Conservation Easements
AGENDA:
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TERRAFIRMA CONSERVATION DEFENSE
INSURANCE: TIPS FOR FILING CLAIMS
TAKEAWAY:
TIMELY NOTIFY TERRAFIRMA
OF POTENTIAL VIOLATIONS
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Not sure you want to pursue a Terrafirma claim?
File a Placeholder Claim
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If you suspect a conservation easement violation:
You don’t even have to file a Placeholder Claim –• email Terrafirma• describe your situation• they can guide you
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• A very good lawyer will first analyze the strength of your case
• Come up with a strategy• Help create the proper record
FILING A PLACEHOLDER CLAIM OR FULL CLAIM DOES NOT COMMIT YOU
TO LITIGATION
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TERRAFIRMA CONSERVATION DEFENSE INSURANCE
Filing a claim will NOT increase your insurance premium
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TERRAFIRMA CONSERVATION DEFENSE INSURANCE
Filing a claim will NOT increase your insurance premium
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TERRAFIRMA CONSERVATION DEFENSE
INSURANCE: TIPS FOR FILING CLAIMS
TAKEAWAY:
TIMELY NOTIFY TERRAFIRMA
OF POTENTIAL VIOLATIONS
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AKA Marketing of Conservation Easement Tax Deductions
LAND TRUST ALLIANCE REVISED ADVISORY ON CONSERVATION
TAX SHELTERS
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• Land is placed into a “pass-through” entity – partnership or LLC
• Wealthy investors buy interests in LLC• LLC donates conservation easement on land• Tax deduction passes through to investors
SYNDICATION – HOW IT WORKS:
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Non-pass-
through
entity
WHAT IS A PASS-THROUGH ENTITY?
C-Corporation
Corporation
itself pays
taxes
=
____________________________________________________________
Pass-
through
entity
Partnership
LLC
S-Corporation
=
Entity does
not pay tax –
tax liability &
benefits pass
through to
shareholders
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• Land is placed into a “pass-through” entity – partnership or LLC
• Wealthy investors buy interests in LLC• LLC donates conservation easement on land• Tax deduction passes through to investors
SYNDICATION – HOW IT WORKS:
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New Practice 10C4 deals with transactions
with pass-through entities of unrelated
parties
LTA STANDARDS & PRACTICES
LTA Practice does not apply to FAMILY
Partnerships & FAMILY LLCs
Note: Practice applies only where TAX BENEFITS are sought – does not apply to Mitigation Banks
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Syndications often involve
highly inflated appraisalsto juice the tax benefits
SYNDICATION – WHERE’S THE BEEF?
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SYNDICATION – HOW DO YOU KNOW?
LOOK FOR 2 THINGS:
1) Land owned by a pass-through entity
2) Owners who are not related
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Who owns the property?• Ask them• Ask for a copy of their deed• Order title commitment
SYNDICATION – HOW DO YOU KNOW?
If the property is owned by a pass-through entity (LLC, Partnership, S Corp)
Find out who the owners (managers, partners, investors, members) are?
• Ask them• Some info at Tx Sec’y of State web site
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Contact qualified legal counsel
SUMMING UP -THIS COULD BE A SYNDICATION:
1) Tax benefits being sought2) Land owned by pass-through entity3) Owners not related
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Most basic:
Conservation Easement Amendments: The Revised LTA Amendment Report 2017
1) Land trust must have amendment policy which includes LTA’s 7 Amendment Principles2) In the event of CE amendment, the land trust must implement the policy and must documentthat they have implemented the policy
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LTA AMENDMENT PRINCIPLES
A conservation easement amendment should conform to all of the following amendment principles:
• Clearly serve the public interest and be consistent with the land trust’s mission
• Comply with all applicable federal, state and local laws • Not jeopardize the land trust’s tax-exempt status or status as a
charitable organization under federal or state law • Not result in private inurement or confer impermissible
private benefit • Be consistent with the conservation purpose(s) and intent of
the easement • Be consistent with the documented intent of the grantor and
any direct funding source • Have a net beneficial or neutral effect on the relevant
conservation values protected by the easement
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Line 3
For each easement modified, transferred, released, extinguished, or terminated, in whole or in part, explain the changes in Part XIII.
Tax exemption may be undermined by the modification, transfer, release, extinguishment, or termination of an easement.
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LAND TRUST ALLIANCERECOMMENDATION:
In Schedule D, Part XIII narrative, make concise statement of how amendment benefits conservation
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TAKEAWAY:LIST EVERY CE AMENDMENT IN IRS FORM 990, SCHEDULE D, & COMPLETE PART XIII NARRATIVE
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CE AMENDMENTS AND PRIVATE BENEFITLTA Accreditation Indicator Practice 11I requires documentation of no private inurement or impermissible private benefit:
Appraisals or other contemporaneous evidence (such as a letter of opinion from a qualified real estate professional, correspondence with an attorney, board materials, memo to the file, etc.) appropriate to the scale of the amendment document that no private inurement or impermissible private benefit resulted from the conservation easement amendment.
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pp. 11-14 discuss range of methods of determining private benefit, depending on risk of finding it
LTA REVISED AMENDMENT REPORThttp://conservationtools.org/library_items/582-Amending-Conservation-Easements-Evolving-Practices-and-Legal-Principles
Consult Report when doing any amendment where there could be private benefit
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Amendment Report: The land trust should not accept an offered cash donation as a full offset to the potential financial gain.
CHALLENGE OF PRIVATE BENEFIT:
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Practice Tips:
CONSERVATION EASEMENT AMENDMENTS
1) Multiple lots allowed? State in CE who canapprove amendment2) Get title update before acceptingamendment3) Does amendment increase land truststewardship burden? Additional stewardshipcontribution may be warranted.
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CONSERVATION EASEMENT AMENDMENTS:
The “Four Corners” Issue
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100 acres 150 acres
THE FOUR CORNERS ISSUE:Land Trust holds a 250 acre conservation easement, in 2 parcels - one of 100 acres, one of 150 acres
120 acres
250 acres
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100 acres 150 acres
THE FOUR CORNERS ISSUE: Can the land trust swap 100 acres out of a CE for another 120 acres?
120 acres
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FOUR CORNERS COROLLARY:Can a land trust agree to an amendment that -
• Diminishes conservation values on a CE parcel
• A conservation easement on ADDITIONAL LAND?
In Exchange For
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FOUR CORNERS COROLLARY:
PRINCIPLE:• A conservation easement amendment
must have a neutral or positive impact inside the boundaries of the original CE
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LAND TRUST CAN CONSIDER AMENDMENT:
• Has some negative impact on original CE property
• In exchange for conservation of nearby land that has POSITIVE impact on original CE property
• Nets POSITIVE or NEUTRAL impact on ORIGINAL CE Property
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ORIGINAL CONSERVATION EASEMENT
ADDED LAND BENEFITS ORIGINAL CE
GOAL: OVERALL, CE AMENDMENT HAS NEUTRAL OR POSITIVE CONSERVATION IMPACT ON ORIGINAL CE PROPERTY
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ADDITIONAL RESOURCESTexas Land Trust Council:www.texaslandtrustcouncil.org
Land Trust Alliance:www.lta.org
Conservation Easements: A Guide for Texas Landownershttp://www.gbrtrust.org/documents/easements/ConservationEasements.pdf
Law Office of Burgess Jackson1206 W Saint Johns Ave
Austin, TX 78757512/699-9012
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