San Diego Estate Planning Lawyer Blog

In San Diego, California, when a person dies, the time to implement estate planning strategies has passed. It is important to meet with a local attorney in San Diego who can assist with this estate planning process. It is important to consider a revocable living trust when both spouses are competent and able to make decisions.

When an individual dies, there is the possibility that his or her estate will be subject to the federal estate tax. However, only estates exceeding a certain level in value are subject to this tax. That level is now set at $1 million for persons dying in the years 2002 and 2003. The current $1 million exclusion amount is based on what is called the "unified credit against estate tax." In the case of an unmarried person's death, the application of the unified credit is straightforward. In 2002 and 2003, an unmarried person can leave the $1 million exclusion amount tax-free to whomever he or she wishes. Similarly, each spouse of a married couple is entitled to leave the exclusion amount tax-free at his or her death. t

In the case of a married couple, estate planning steps can be taken to insure the maximum use of the unified credit. The typical situation is where each spouse (assuming, for purposes of the example, the death of the first spouse in 2002 or 2003) has an estate worth something less than the $1 million exclusion amount. If the husband's estate is worth $750,000, for instance, and he dies first, his estate will escape the estate tax because its value is below the exclusion level, but the $1 million exclusion amount will not be fully used by his estate. The ideal would be to move assets from the wife's estate to the husband's estate so as to bring his estate to the $1 million level. This would allow the full use of the exclusion in the husband's estate and would reduce the value of the wife's estate so that, given the likely increase in the value of the wife's assets following the husband's death, the wife's estate may be kept below the $1 million exclusion amount at her death.

There is a new estate planning technique that accomplishes that goal without the need for an actual gift from the wife to the husband in order to bring the value of his estate to $1 million. The technique, which utilizes a "credit shelter trust," requires the couple to establish a joint revocable trust that becomes irrevocable upon the first spouse's death and gives that spouse the power to dispose of the trust's assets as he or she chooses by will. At our firm of Pinkerton, Doppelt & Associates, LLP, we can discuss with you this advanced estate planning strategies as well as others which are analyzed for each individual client and their needs.

It is crucial that the spouses grant each other "general powers of appointment" so that property in the trust from the surviving spouse is treated as coming from the deceased spouse. The deceased spouse's will would direct that an amount from the trust needed to bring the value of his or her estate to the $1 million exclusion level is to be placed in a credit shelter trust contained in his or her will for the express purpose of using the entire $1 million exclusion amount. Thus, where the husband dies first and had a gross estate of $750,000, the terms of the joint revocable trust established by both spouses and the husband's will would place $1 million in the husband's credit shelter trust ($750,000 from the husband and $250,000 from the surviving spouse).

It is important to note that this technique was approved by the IRS in a "private letter ruling" and, therefore, general acceptance by the IRS is not guaranteed. Because of the complexity of the technique, the steps outlined above should not be taken without consulting a qualified professional. Please feel free to e mail our firm for a complimentary consultation. We can discuss strategies and techniques to assist in minimizing probate costs, fees and estate taxes.

In San Diego, California and other states, the federal Government has been using tax incentives to help preserve historic buildings. San Diego has many historic buildings in the Gaslamp and other areas of San Diego. San Diego is known for its architectural style and buildings. The San Diego Historical Society is a good source of information and has a very informative website.

Originally, federal law allowed accelerated depreciation on rehabilitated buildings, but subsequent changes have made preservation and revitalization efforts even more attractive to taxpayers. Today, there is a general business credit equal to 20% of qualified rehabilitation expenses for a certified historic structure, or a 10% tax credit for the qualified rehabilitation of nonhistoric, nonresidential buildings first placed into service before 1936. Eligibility for the tax incentives is determined by the National Park Service. Tax credits are often more beneficial to taxpayers than deductions, since every dollar of a tax credit reduces the amount of income tax owed by one dollar.

The 20% credit for the rehabilitation of a certified historic structure applies to commercial, industrial, agricultural, rental, or residential properties, but not properties used exclusively as the owner's private residence. A certified historic structure must be a building, as opposed to another type of structure. To have the required historic status, the building must be either listed individually in the National Register of Historic Places or located in a registered historic district and certified as being of historic significance to the district.

Eligibility for the 20% credit also depends on meeting some additional requirements. For example, the building must be depreciable, that is, used in a trade or business or held to produce income. The rehabilitation must be substantial, generally defined as entailing expenditures over a two-year period exceeding the greater of $5,000 or the adjusted basis of the building and its structural components. Qualified rehabilitation expenses include such items as architectural and engineering fees, site survey and development fees, legal expenses, and other construction-related costs, so long as they are added to the basis of the property, are reasonable, and are related to services performed.

The owner of the rehabilitated building must hold it for five years after completion of the rehabilitation, or pay back all or part of the 20% credit. A sale in the first year means that the entire credit is recaptured. The recapture amount is reduced by 20% per year for properties held between one and five years.

The 10% credit for nonhistoric buildings constructed before 1936 shares some of the requirements for the 20% credit, such as that the rehabilitation be substantial and the property be depreciable. However, only buildings rehabilitated for nonresidential uses qualify for the 10% credit. In addition, so that the identity of the original building is not lost in the process, projects undertaken for the 10% credit must meet specific tests based on retention of minimum percentages of the building's walls and internal structural framework.