Presentation on theme: "DEFERRED DEVELOPMENT FEES David Kavanaugh Nixon Peabody LLP 100 Summer Street Boston, MA 02110-2131 Tel.: (617) 345-1134 LEARN."— Presentation transcript:
DEFERRED DEVELOPMENT FEES David Kavanaugh Nixon Peabody LLP 100 Summer Street Boston, MA Tel.: (617) LEARN THE BASICS: HOUSING TAX CREDITS 101 Critical Tax Issues in Todays Tax Credit Transactions The Institute for Professional and Executive Development, Inc.
2 DEVELOPMENT FEES A fee to the developer for developing the property Not a contractors fee
3 DEVELOPMENT FEES Amount of fee often restricted by state qualified allocation plans Development Services spelled out in a Development Agreement between the property owner and the developer Eligible Basis concerns Timing of payment (benchmarks)
4 DEFERRED DEVELOPMENT FEES When Uses exceed Sources on the Source and Use of Funds, some or all of the Development Fee is deferred for later payment Generally, the Developer is a cash basis taxpayer, so it takes the Development Fee into income as it is paid
5 DEFERRED DEVELOPMENT FEES The Development Fee is generally included in Eligible Basis even if its payment is deferred There must be an obligation to pay the Deferred Development Fee at some reasonable point
6 DEFERRED DEVELOPMENT FEES The financial projection demonstrates that the Deferred Development Fee will be paid The Deferred Development Fee can bear interest
7 DEFERRED DEVELOPMENT FEES Tax ramifications of having to fund the pay off of a Deferred Development Fee at its outside payment date Generally, the General Partner (an affiliate of the Developer) would contribute capital to the Partnership, the proceeds of which would be applied by the Partnership to pay to the Developer the unpaid balance of the Deferred Development Fee A paper transaction, but taxable income is generated
8 POST CLOSING DEFERRED DEVELOPMENT FEE ISSUES 1.Reallocation of Losses and Credits A. When capital accounts hit zero Deferred Development Fees can cause a reallocation of losses and credits 2.Renegotiation of Deferred Development Fees A. Actual Cancellation of Debt Income B. Deemed Cancellation of Debt Income
9 DEFERRED DEVELOPMENT FEES AND REALLOCATION OF LOSSES AND CREDITS 1.Once the Capital Account of Limited Partner hits zero, losses and credits are allocated based on the lowest priority debt, which is usually the Deferred Development Fee 2.If Development Fee obligation is recourse or the Developer is related to a General Partner (80% test) losses and credits attributable to it will have to be allocated to the General Partner
10 DEFERRED DEVELOPMENT FEES AND REALLOCATION OF LOSSES AND CREDITS Solutions A.Refinancing the Development Fee obligation with third party non-recourse debt will fix problem B.If Developer owns the General Partner, it can transfer 21% of interest to a third party. In doing this, the Developer is no longer related to the General Partner for the purposes of this test C.If Development Fee obligation is non-recourse, the Developer can transfer the Development Fee Note to unrelated person
11 RENEGOTIATION OF DEFERRED DEVELOPMENT FEES AND CANCELLATION OF DEBT INCOME 1.If payment of fee is forgiven, there will be a cancellation of debt income (CODI). 2.If terms of the Development Fee are changed, it can cause CODI.
12 FORGIVENESS OF DEFERRED DEVELOPMENT FEES AND CANCELLATION OF DEBT INCOME 1.If the debt is forgiven there will be cancellation of debt income equal to the unpaid balance of fee plus any accrued interest. 2.Investors do not want income. They want losses and credits.
13 RESTRUCTURING OF DEVELOPMENT FEES CAN CAUSE CANCELLATION OF DEBT INCOME Restructuring the terms of a Development Fee can cause CODI if it impacts the Interest Rate, Maturity Date, Collateral, or Guarantee This can get complicated, but in general if the amount of the Deferred Development Fee on a present value basis is reduced in a restructuring, tax advice should be sought
14 RENEGOTIATING A DEVELOPMENT FEE AND ELIGIBLE BASIS 1.If the Development Fee was reasonably likely to be paid at the end of the first year of the credit period, a renegotiation of the fee in a later year should not impact Eligible Basis. 2.If the situation that resulted in the restructuring of the fee existed in the first year of the credit period, then it is possible that the restructuring would call into question whether the fee was reasonably likely to be paid from the onset