Your son comes to you with some
good news he and his wife are expecting their first child. Now the bad news
they would like to buy a house but need some help. Being a generous parent,
you loan your son and daughter-in-law $200,000 and take back a note and mortgage.
This simple act raises several issues that can affect your gift and estate planning.
Charging Interest
Because you dont want the loan
to be too burdensome to the parents-to-be, you consider requiring them to pay
only nominal interest or even no interest on the debt. Unfortunately, you
need to think twice about such kindness because it can result in a taxable gift
for you and taxable income for your son in the amount of the foregone interest.
To avoid this result, require interest payments at a rate at least equal to
the applicable federal rate as of the date of the loan.
Forgiving the Debt
After a couple of years, your
son quits his job to stay at home full-time with the kids. As a result of the
drop in income, he is unable to continue making payments, and you decide to
forgive the debt. This leads to several complications.
By forgiving the debt, you will
make a gift of the outstanding principal indebtedness. Because the gift exceeds
the annual $10,000 ($20,000 for a married donor whose spouse consents to gift-splitting)
per donee gift tax exclusion, you will have to use a portion of your unified
credit to shelter the gift from a current transfer tax.
One way to avoid using any of
your unified credit is to forgive the loan balance over a period of years and
take maximum advantage of the annual gift tax exclusion. The Internal Revenue
Service (IRS), however, may claim a pre-arranged plan and thus argue that the
loan was actually all forgiven at once. You can minimize this argument if your
son pays at least the interest on the loan.
Lending to Someone Who Is Insolvent
What if your son was insolvent
at the time you made the loan? The familial relationship can be a problem. If
you knew there was no way he could repay you, the IRS could probably successfully
argue that you made a taxable gift from the start. If the possibility of repayment
existed initially, but later your son became insolvent, your relationship may
give rise to a taxable gift at the time of insolvency.
Dying Before the Loan Is Paid
If you die before your son has
paid off the loan, a situation could arise where he is indebted to his siblings.
While we all like to think that our children will always get along, adding money
to the picture often has disastrous consequences. Proper planning can avoid
the intra-family issues.
One alternative is to forgive
the loan on death. A simple statement in your will or trust may be all that
is necessary, although again, this act of kindness may result in problems. First,
acknowledging the indebtedness results in an acknowledgment of the asset, which
in turn raises valuation issues. Second, by essentially letting one child off
the hook, other children may feel slighted. Consider equalization with those
other children, including accounting for use of funds by the borrower and accrued
interest on the indebtedness, to ensure a true equalization. Good record keeping
is essential. While equalization may seem unduly complicated, knowing your children
will help you decide your course of action.
Structuring Loans Properly Is
Essential
It seems as if we are caught at
every turn. While there are some de minimus exceptions, loans to family members
must be structured properly to avoid being treated as gifts, or at least to
minimize the gift tax consequences. If you would like more information on structuring
loans to family members, please call us. We can help ensure these loans will
not result in unnecessary tax liability.