Tax Extenders Package Would Make Many Tax Provisions Permanent (Dec. 17, 2015)

Congressional leaders are lauding the agreement on a large extenders package that revives over 50 provisions—some permanently, such as the research credit, Code Sec. 179 expensing, and the child credit; some for five years, such as bonus depreciation, and over 25 other provisions through 2016. The $650-billion Protecting Americans from Tax Hikes (PATH) Bill of 2015 also includes over 60 other provisions on miscellaneous topics, including real estate investment trusts, tax administration and more.

“I think this is one of the biggest steps toward a rewrite of our tax code that we have made in many years, and it will help us start a pro-growth bold tax reform agenda in 2016,” House Speaker Paul Ryan, R-Wis., said during a press conference on December 16. “In addition to all of that, we are ending Washington’s days of extending tax policies one year at a time.”

Senate Finance Committee Chairman Orrin G. Hatch, R-Utah, said that the 52 separate provision have, on a relatively frequent basis, faced expiration and require Congress to reach agreements on further extensions. “Our bill would reduce that number down to 33 provisions, still far too many, but a significant relief in terms of the on-going extenders pressure,” said Hatch in a speech on the Senate floor.

A House vote on the PATH Bill is scheduled to take place on December 17 with the Senate vote expected to follow. The $1.1-trillion omnibus spending package is slated for House and Senate votes on December 18. Lawmakers are expected to approve both bills. Following the votes, Congress will adjourn for the remainder of the year.

Tax Extenders

The extenders package calls for making permanent over 20 tax-extender benefits, split 50-50 between business and individuals. Among the extenders that the package makes permanent are:

  • the research and development credit, with special utilization by small businesses;
  • Code Sec. 179expensing, at an indexed $500,000 level/$2 million limit (and eliminating the $250,000 cap beginning in 2016);
  • state and local sales tax deductions;
  • special 15-year, straight-line cost recovery for qualified leasehold improvements, and qualified restaurant and retail improvement property;
  • an enhanced Earned Income Tax Credit;
  • an enhanced Child Tax Credit;
  • a modified classroom-expense deduction;
  • parity for exclusion of employer-provided mass transit and parking benefits;
  • tax-free distributions of up to $100,000 from IRAs for charitable purposes (among other incentives for charitable giving); and
  • an enhanced American Opportunity Tax Credit.

The extenders package also extends and modifies through 2019:

  • bonus depreciation, at 50 percent for 2015-2017 and phased down to 40 percent in 2018 and 30 percent in 2019;
  • the Work Opportunity Tax Credit, modified and enhanced for employers who hire long-term unemployed individuals to 40 percent of the first $6,000 of wages;
  • the New Markets Tax Credit, with a $3.5-billion allocation; and
  • certain look-through treatment between related controlled foreign corporations.

Finally, most other tax provisions that were in the last extenders package and had expired retroactively after December 31, 2014, are revived for two years, through 2016. Notably, these provisions include: an extension and modification of the exclusion of mortgage debt discharge; an extension of the above-the-line deduction for qualified tuition and related expenses; and over a dozen incentives for energy production and conservation.

Many other miscellaneous tax provisions were also added to the extenders package under the headings:

  • Program Integrity—safeguards surrounding ITNs, information returns, and restrictions regarding education incentives, among others;
  • Family Tax Relief—exclusions under the Work College Program, improvements toCode Sec. 529 accounts, and rollovers into simple retirement accounts, among others;
  • Real Estate Investment Trusts—restrictions on tax-free spinoffs, limitations on designation of dividends, hedging provisions, and over 10 other REIT-related provision;
  • Tax Administration—rules for IRS employees, truncated Social Security Numbers for Form W-2, clarification of enrolled agent credentials, and tweaks to the new partnership audit rules, among others); and
  • S. Tax Court—rules regarding taxpayer access to the Tax Court and additional rules and clarifications.

IRS Budget

The Consolidated Appropriations Bill, 2016, provides $11.235 billion for funding of IRS operations, $290 million (3 percent) more than the fiscal year 2015 level. The agreement directs that the funds provided above the fiscal year 2015 level be devoted to making measurable improvements in the customer service representative level of service rate, improving the identification and prevention of refund fraud and identity theft and enhancing cyber security to safeguard taxpayer data.

Press Release provided by Wolters Kluwer. More information to come, please check back to our blog.

To learn more, please reach out to Derek Northup at 972-202-8000 or Derek.Northup@cornwelljackson.com.

Real Estate Accounting: Techy Options Go Beyond ‘Nice to Have’ to ‘Must Have’

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Welcome to uncertainty. The age of information has brought an unprecedented requirement for people, processes and technology to evolve quickly. Real estate must provide the same level of flexibility to adapt to or even anticipate the next big economic or social change. Therefore, investors as well as developers are attracted to opportunities that cover as many variables as possible.

Dallas was ranked among the best cities to work in technology in 2015, according to data on 200 locations by financial advice tech start-up SmartAsset. Cost of living is reasonable and the city’s three tech incubator organizations that emerged post-recession have accelerated tech start-ups and acquisitions. According to data analyst CB Insights, Texas had 22 tech companies in the IPO pipeline in addition to acquisition activity.

Nationally, firms employing fewer than 50 people are showing job growth outpacing larger firms by nearly five to one, according to the Urban Land Institute. Many of those firms are in the TAMI industry, defined as technology, advertising, media and information. Tech industry employees, about 4 percent of the workforce in Dallas, make 73 percent higher wages than the city’s average compensation, which bodes well for housing investment.

Smart Buildings Go Beyond ‘Nice to Have’

As consumers grow more technologically savvy (or dependent?), expecting to connect wherever they are, the building infrastructure and envelope itself needs to flex and accommodate next-generation technologies. Beyond that, the need to conserve resources is at play. Analysts are already recommending that technology and sustainability be factored into current asset valuations. A bad sustainability rating could result in valuation “brown discounts” for things like energy inefficiency or technology obsolescence.

With energy and water demands increasing globally, The Global Smart Building Market 2015-2019 report noted that the smart building market is expected to grow from $7 billion in 2015 to $36 billion by 2020, at a CAGR of 38% from 2015 to 2020.

Tied into the smart systems of buildings is the prediction that devices and platforms begin to learn the preferences of people and create a preferred “experience” for users…whether real or virtual. The potential for speaking to your home or office to get what you want — and having it speak back intelligently — is no longer just science fiction.  

In the short term, developers of both residential and commercial real estate can anticipate continued requests for features and affiliated services that include physical and data security, multi-channel communications capabilities, climate controls and similar automated options. Real estate technologies must deliver on higher expectations for safety, efficiency and productivity.

Want more real estate trends? Download the full Whitepaper or read this post: Low Debt Supports Positive Cycle of Development

If you would like to learn more about how this topic might affect your business, please contact Gary Jackson, CPA at Gary.Jackson@cornwelljackson.com or call 972.202.8000.

Real Estate Accounting: Dallas Developers Focus on Flexible Multi-Use Communities

Developers and investors are looking for opportunities to get the most flexible bang for their buck, either in real estate zoning and use or in location aligned with a variety of amenities and attractions. They are steering clear of developments that focus on just one class or type in order to reduce volatility long-term.

The Dallas/Fort Worth area is part of this flexible multi-use communities trend. The Central Business District population is predicted to grow to 59,337 by 2030. Young people and some Baby Boomers are choosing city cores in Dallas, Atlanta, Charlotte, Nashville and Portland, according to a 2016 report co-published by the Urban Land Institute and PwC US. Young people are waiting longer to get married and have families. Boomers want an active cultural and social life. Both lend themselves to vibrant, downtown or uptown neighborhoods with smaller, maintenance-free residences. They want to be close to work, dining, recreation and shopping with the option to walk, bike or use public transit. Housing types tailored to demographics are becoming a necessity to match these evolving lifestyle and environmental demands.

NAIOP, the national commercial real estate association, considers what they call walkable mixed use or flexible multi-use communities as “the future of commercial real estate development.” In a spring 2015 article, NAIOP defined “walkability” as a relationship between people and the streetscape. It must be inviting, comfortable, fun and safe, which means that the buildings aren’t the main focal point, but are instead designed to shape the pedestrian experience.

NAIOP predicts this type of mixed use will be in high demand with “appreciation in land values and rents.” You may see this playing out in West Dallas at Trinity Groves, where 1,000 new apartments are in development in the midst of a foodie’s haven of restaurants along the Trinity River.

Large corporate clients are re-imagining the amenities and design of large-scale campuses, too, moving away from traditionally closed and secure fortresses to a still-secure design that makes the campus look like part of a community. CityLine’s deal with State Farm makes it an anchor tenant for 186 acres of development in Richardson that includes retail, grocery, a movie theater, restaurants and upscale apartments.

In Frisco, plans for a new headquarters and training facility for the Dallas Cowboys has prompted investment interest from around the world. Estimates are more than $5 billion in development along a one-mile stretch between Warren Parkway and Lebanon Road. The area will be a community in itself with entertainment, retail, restaurants, hotels, industrial and office complexes and residential options.

And finally, the industrial market has grown legs, thanks in no small part to e-commerce and retail distribution trends. Foreign investors are very keen on retail-affiliated industrial real estate for distribution of perishable and non-perishable goods. All you have to do is look at consumer options for two-day or same-day delivery through e-commerce sites to realize the potential for distribution center development. NAIOP even cites expansion of the Panama Canal in 2016 as a key indicator of service delivery shaping real estate development.

Fort Worth is home to an Amazon distribution center with another center opening in Dallas, the fourth in the state. The 500,000-square-foot Dallas distribution center will handle small retail items and is slated to open in 2016 along Interstates 45 and 20.

Interiors Must Be Flexible, Too

Focusing on how people work rather than title or tenure at a company is also influencing the layout of interior spaces for collaboration, private focus time and “touching down.” Remote office workers who only visit the office occasionally, for example, as well as the speedy expansion/contraction of labor pools dictate this move toward flexible space.

The traditional big box office space lined with private offices and filled in the center with cubicle workspaces is losing its attraction in favor of open concept and loft interiors that combine work and “play” areas. Employers recognize the need for collaboration as well as focus time throughout the day among different work groups that a traditional office setting no longer accommodates.

Quality pre-builds that anticipate the desires of tech-minded, collaborative tenants are still a valuable investment. This is especially true if they are willing to bank on high-end finishes that attract tenants who prefer move-in-ready, modern spaces.

In residential spaces, city dwellers are opting for less square footage in favor of more amenities, ranging from pool houses and workout facilities to on-site bike repair and community rooms.

The sharing economy is influencing an interest in communal spaces that encourage face-to-face interaction as well as fewer individual parking spaces and more secure bike storage and proximity to transit.

These trends pose a challenge for remote real estate management arrangements. Management companies anticipate not only a move toward on-site management in some cases, but also new methods of staff training and oversight for building exterior and amenity maintenance.

Want more real estate trends? Download the full Whitepaper or read this post: Techy Options Go Beyond ‘Nice to Have’ to ‘Must Have’

If you would like to learn more about how this topic might affect your business, please contact Gary Jackson, CPA atGary.Jackson@cornwelljackson.com or call 972.202.8000.

Real Estate Accounting: Low Debt Supports Positive Cycle of Development

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For the last five years, experts in real estate accounting and commercial real estate investment have encouraged people and institutions to buy. Now we are starting to hear whispers as to how long a real estate bull market will last. Are we headed for a bust?

Not so fast. The U.S. economy is in a far different place than it was 10 years ago. Real estate developers, lenders and private equity investors have adopted a more cautious mindset that is demonstrated by bullishness on mixed use and re-use and a focus on mainstream methods of financing.

The Federal Reserve is expected to hold the line on already historically low interest rates. Plus, developers as well as their tenants are keeping more “rainy day” cash reserves for reinvestment. For these reasons and others, private equity investors and real estate analysts are predicting an extended positive cycle of growth in the Dallas/Fort Worth area and elsewhere.

 Neither developers nor investors are interested in extending financing any longer than necessary. They also are cautious about higher risk financing. Post-Recession, vehicles such as mezzanine financing are rare for mid-size to large enterprises. In fact, a new version of financing known as “unitranche” is combining senior and subordinated debt into one financing vehicle, making it more attractive and cost-effective for developers and less risky for investors.

Mezzanine’s one sweet spot appears to be among small deals where traditional bank financing comes up short and private equity can’t make up the gap. But the number of dedicated mezzanine players has also dwindled as they adapt their investment strategy to market demand.

There is also more competition. Real estate investment trusts (REITs) are sustaining popularity as a way to fund and invest in real estate while mitigating risk. Since 2009, investors have replaced bonds with investment in REITs and realized returns of 4-6% each year in dividends, according to CNN Money. Although any announcement of raised interest rates affects REIT prices — signaling investment volatility in 2015 right along with the stock market — long-term pragmatists are advising clients to hold onto their REITs and even add to them because a stronger economy equals a stronger real estate market.

The newest form of investment, crowdfunding, is also taking a small portion of the market. Vehicles for crowdfunding satisfy the DIY developer and investor who wants more options and more transparency. With minimum investments of $5,000, more individual investors have access to real estate investments, and can use it as a form of portfolio diversification. More access to cash from diverse sources can support a more stable real estate market, coupled with strategic development. Laws regarding crowdfunding investment vehicles are still evolving with the technology itself, so investors and developers alike need to thoroughly review the pros and cons.

Cautious About ‘Overbuilding’

With interest rates remaining fairly steady and reduction in inventory in both the commercial and residential markets, the National Association of Realtors projected $500 billion in commercial real estate investment closings by the end of 2015. Properties are trading at 6.6 percent higher average prices compared to second quarter 2014.

In the Dallas/Fort Worth area, one of the hotbeds for commercial real estate development is Uptown. Investors are contributing millions for new office development and remodeling, the first of which to open next year is the new $225 million McKinney & Olive office tower. It will connect to The Crescent and Ritz-Carlson Hotel with plans for a major pedestrian area and park as part of Crescent Real Estate’s bullish push in Uptown.

As for the five or six other competing projects planned in Uptown, it makes sense long-term, but may take a while to fill them with tenants. Investors and developers are expected to shy away from projects that focus too much on one type or class of commercial development in order to keep their portfolios properly diversified.

Want more real estate accounting trends? Download the full Whitepaper or read our next blog post:  Dallas Developers Focus on Flexible, Multi-Use “Communities”

If you would like to learn more about how this topic might affect your business, please contact Gary Jackson, CPA at Gary.Jackson@cornwelljackson.com or call 972.202.8000.

Year-End Payroll Reminders

Recordkeeping

The year will be wrapping up soon and your business needs to submit the information we require to complete your documents.

With that in mind, we’re providing you with a list of important information. Some or all of the following items may apply to your business.

Company Level Changes

Company address. Make sure your company address is correct. We prepare all W-2s and annual filings with your legally registered address. Any changes must be registered with all government agencies. Please visit irs.gov and any applicable state agencies to obtain instructions.

When you initially registered with the IRS, you may have used your home address. If that address hasn’t been updated, it will appear on W2s and tax returns.

Contact information. Review payroll and ownership contact information to make sure they’re up to date in our system. Also, we may have received authorization from you to allow CPA and/or bookkeeping access to obtain online reporting on your behalf. Please notify us of any changes regarding these authorizations.

Policy changes. Alterations to company policies that will affect 2016 payrolls should be submitted as soon as possible. This will give our team time to set up and test the changes. Submissions may include but aren’t limited to:

  • Pay frequencies,
  • Insurance rate changes,
  • Time off policies, and
  • 401k plan changes.

Employee Level Changes

W-2s Forms. Verify employee names, addresses and Social Security Numbers (SSN). Correct addresses allow accurate delivery of W-2 statements.

In addition, employees must have correct SSNs listed on their W-2s and reported to state agencies for unemployment purposes. Missing or invalid numbers are subject to penalties.

Deferred comp/retirement plan. Do you have employees who contribute to a deferred compensation plan by payroll deduction? They will have the “Retirement Plan” box marked on their W-2s automatically.

If your business has a qualified pension plan that doesn’t run through payroll, the “Retirement Plan” box should be marked for any individual for whom you’ve made contributions. This isn’t automated.

Let us know what applies in these circumstances.

Manual checks. Submit all relevant payments that were issued to employees that haven’t been included with previous payrolls.

Miscellaneous. Other changes to submit to us may include new earnings codes, voided checks and new deductions.

Insurance

S Corporation 2% shareholders health insurance. The cost of premiums provided to 2% shareholders must be reported as income on the W-2s. This amount isn’t subject to Social Security or Medicare taxes.

Group term life. If you provide this insurance to employees, all premium amounts exceeding $50,000 are subject to withholding tax.

Third Party Sick Pay

Third party sick pay benefits must be included on W-2s, as well as be reported to the IRS and Social Security Administration (SSA) during the same year that the employee received the disbursement.

Your disability vendor will send you year-to-date notices of disbursements as they occur, as well as an annual reconciliation of benefits after the year-end. It’s important that you provide us with records of these payments as they are made, rather than relying on the annual reconciliation. This allows us to record the payments with payroll, and fulfill the reporting requirements to the IRS and SSA.

Fringe Benefit Adjustments

Personal use of company car. If you provide employees with company vehicles, the personal use of that vehicle is taxable.

Dependent care. As much as $5,000 contributed by an employee to a flexible spending account for child and dependent care expenses is excluded from taxable income, provided both spouses work.

Gifts. The value of gifts to employees in the form of such tangible good or services as real estate rentals, gift cards, televisions or electronic tablets is taxable and subject to withholding taxes.

Bonus Payrolls

If you’re planning to run an extra bonus payroll, please advise us ASAP. We need the date you will run this payroll in order to update your 2015 payroll calendar. Payroll processing for the year must be completed before December 31.

Did You Know?

If you issue 250 or more W-2s, you must report the aggregate cost of employer-sponsored health coverage. (This amount is for medical insurance only. Supplemental health, dental and vision dont have to be included.)

Reporting the cost of health care coverage on W-2s doesn’t mean it is taxable. The reporting is only designed to provide employees with information on the cost of their coverage. In order to process W-2s for you, we need these amounts.

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