Monday, October 30, 2006
Marilyn B. Cane (Nova) & Jennifer C. Erdelyi (Nova J.D. 2005) have published 1031 Tenant in Common Exchanges: A "Tic"king Time Bomb at the Intersection of Real Estate, Securities, and Tax Law?, 14 U. Miami Bus. L. Rev. 273 (2006). Here is part of the Introduction:
Greater numbers of investors are choosing to take advantage of Section 1031's tax liability deferral by purchasing fractional interests in commercial real property through "1031 Tenant-in-Common ('TIC') exchanges." The 1031 TIC exchange is a relatively new investment vehicle that raises a number of novel legal issues. Primarily, whether such an arrangement should be considered a "security" under federal tax, federal securities, and state securities laws. The provisions of Section 1031 specifically exclude exchanges involving "stocks, bonds, or notes" as well as "other securities." Therefore, if a 1031 TIC exchange is deemed to be a security, it is questionable whether the arrangement would then meet the requirements of Section 1031 and entitle the investor to a tax deferral benefit.
The IRS is "aware of the issue of whether, or under what circumstances, a TIC may constitute a security that may not be exchanged under Section 1031, and is watching how matters develop as the TIC concept evolves in the Section 1031 context." This article will explore the burgeoning 1031 TIC industry, discuss the nuances of 1031 TIC exchanges, and provide an analysis of whether such transactions are in fact, securities, and if so, whether that status poses a problem for the taxpayer seeking the advantages of Section 1031.