Q. Should I invest in conservation easements? I keep hearing good things about them but don't really understand how they work or whether it is a good idea.
Conservation Easement Investments Have High Abuse Potential
A. Conservation easements are a great idea, in theory. Here's the way they work. Basically, if you are willing to donate your property for the public good, and that donation reduces the value of your property, you get to take a tax deduction equal to the reduction in the value of your property. You can use an amount of it up to 50% of your adjusted gross income as a deduction in any given year. Seems fair, right? It encourages the wealthy to do things that promote the public good, particularly the environment.
However, the amount of deductions being taken for conservation easements have been skyrocketing in recent years, and when you look into it, the increase isn't what you might think. You see, there are now people who are buying the properties (often in syndications) primarily for the purpose of then putting a conservation easement on it. It's an investment.
“But wait,” you say. If the value of the property drops by the amount of the deduction, and you only get 37% (+ state) of the easement back as a deduction, how is that a winning move? That's like donating money to charity for the tax deduction and being surprised when you have less money afterward.
Well, the way they become investments is by, at a minimum, abusing the intent of the tax code provision, and in many cases, through outright fraud. Imagine a situation where you put $100K into an investment and then two years later pull out a $900K tax deduction. Pretty fishy, huh? That's why the IRS now has placed conservation easements on their “listed transactions” list, where they highly scrutinize them.
Appraisal Fraud
Where does the fraud come in? Well, the fraud generally comes in with the appraisal. For example, let's say you buy a hunting property for a million bucks. It has a little tiny run-down shack on it and 60 acres of woods. Then you put a conservation easement on it saying it can only be used for hunting. But you get an appraiser to say if it were developed as a housing development it would be worth $10 Million. But as a hunting property, it's only worth $1 Million. You've now somehow created $9 Million in value that can be taken as a tax deduction. If your marginal tax rate, like mine, is 42%, you've now spent $1 Million in order to buy a $9 Million deduction (worth 42%*$9M = $3.78M off my taxes) + a $1 Million property.
Well, that's such an awesome deal, let's get a bunch of other people together and do it as a syndication. Let's get 10 doctors together and each of them can put $100K into the deal and get a $378K deduction for it. Meanwhile, the syndicator takes the usual hefty syndication fees for putting it all together. Then the doctors start talking in the doctors' lounge and before long WCI gets an emailed question like the one at the beginning of this post.
Conservation Easement Tax Avoidance
What if you just want to buy the tax deduction at a discount? How does that work? Well, Timothy Lindstrom describes it like this:
Assume that instead of donating the conservation easement himself, John transfers his farm to a limited liability company (“John’s LLC”). Initially John is the only member. John sells four memberships to wealthy neighbors for $50K each. John and his neighbors agree (in an “operating agreement”) that the income and losses of John’s LLC will be allocated entirely to John and the tax deductions will be allocated entirely to the four neighbors. Upon liquidation, John will be entitled to 94% of the assets of the LLC after payment of all debts, and the neighbors will each be entitled to 1.5% of the assets. John also has the right to buy out his neighbors after three years for $3.
Thus, John gets the $200K paid into the LLC by the neighbors, and the neighbors each get $250K of the easement donation deduction. This saves each neighbor $99,000 in federal income taxes, a pretty good result for a $50,000 investment. John also gets to buy out his neighbors for a pittance and recover his ownership of the farm.
What has happened here? It is still simple: John has just sold a tax deduction that he can’t use to other taxpayers who can. The fact that he used a limited liability company to make the transfer doesn’t change what happened, or make it legitimate. It does change the applicable tax rules, however, because we are no longer dealing with an individual transferring a deduction, but the “allocation” of a deduction among members of a limited liability company….
In the case of John’s LLC, the allocation of income and loss to John and the allocation of all tax benefits to the neighbors lack a business purpose and are, instead, designed to help the neighbors avoid taxes. The members’ economic interest in the LLC is clearly at variance with the allocation of tax benefits. In the event of an audit, John’s LLC can expect the IRS to reallocate most of the tax benefits to John in accord with economic interests of the LLC in which John, considering all of the relevant factors, has at least a 94% interest. Each member’s $250,000 tax deduction will be reduced to $15,000, and his or her tax liability will be recalculated. The members will owe the additional tax, plus interest and a substantial penalty….
Disguised Sales and State Tax Credits
Lindstrom goes on about disguised sales and state tax credits:
Syndications are sometimes used to attempt to “sell” otherwise unusable charitable deductions. Syndications are also used to attempt to avoid tax on the sale of tax credits generated by conservation easement donations.
Donations made to a partnership by partners are not treated as taxable events. In other words, when John transferred his $3 million farm to John’s LLC, no tax was due on the transfer. By the same token, when assets are distributed by a partnership to its partners, the distribution (so long as it is not partnership income) is not taxable.
Some states, such as Virginia and Colorado, grant tax credits (which are much more beneficial than deductions because they offer a dollar-for-dollar offset of tax liability) to easement donors. These credits may, depending on state law, be sold by the donor to other taxpayers (unlike deductions, which cannot be transferred). The Tax Court has ruled that such sales are taxable.
Easement donors sometimes attempt to use the favorable partnership tax rules described above to sell tax credits without paying tax on the sale. In these schemes, the easement donor “contributes” his tax credits to a partnership or other pass-through entity. Taxpayers who wish to acquire the credits pay cash into the partnership in amounts that represent the purchase price of the credits. Then the partnership allocates the credits to the purchasers and the cash to the donor. The partners argue that the transaction is not taxable. (Once again, this is a dramatic oversimplification.)
However, in several very recent Tax Court decisions these schemes have been recharacterized as “disguised sales” and taxed accordingly. In some schemes I have seen, landowners have sought to use pass-through entities to not only transfer deductions they cannot use to other taxpayers who can, but to sell tax credits without paying tax. The variations are infinite. The facilitators who sometimes create these schemes often claim six-figure fees for doing so.
No taxpayer contemplating involvement in the syndication of a conservation easement tax deduction should do so without the advice of a partnership tax expert and without the benefit of a formal tax opinion letter from that expert.
Is This Really Happening?
This can't really be happening, can it? I mean, 9:1? Well, from the time the IRS made conservation easements listed transactions at the beginning of 2017 until July when Senator Wyden asked IRS Commissioner John Koskinen what the IRS had uncovered, there were 200 required forms filed and the IRS analyzed 40 of them before Koskinen replied. I quote Koskinen:
The average contribution deduction from this preliminary analysis was 9 times the amount of the investment in the transaction.
So what does the IRS intend to do about this? I quote again from Koskinen:
As disclosures are filed, we are compiling the information and will use it as part of our enforcement program. Once we compile and analyze all information from the disclosures, we intend to identify the syndication transactions that pose the most compliance risk and refer them for examination.
What does “enforcement program” and “examination” mean? At best it means an audit, and perhaps not just of this transaction. At worst, it means jail time for tax evasion.
What Do Experts Say About Syndicated Conservation Easements?
A local law professor here in Utah has made herself an expert on these transactions. Here are her thoughts on syndicated conservation easements as an investment:
IRS Commissioner Koskinen’s letter to Senate Finance Committee leadership confirms what many have known for a long time — most syndicated easement donation transactions are patently abusive. It would be a great disservice to federal taxpayers if Congress were to curtail the IRS’s ability address these abuses….It also is important that the IRS continue its enforcement efforts with regard to conservation easement donations generally. The case law reveals persistent overvaluation of easements and many failures to comply with the deduction requirements in non-syndicated transactions. Federal taxpayers should not be expected to invest billions of dollars in easements that are overvalued or that don’t actually protect land with important conservation values in perpetuity as promised.
Most syndicated easement donation transactions are patently abusive. So if this is something you want to get into, you'd better make sure yours is one of the minority that is not abusive.
Forbes writer CPA Peter Reilly saw this coming in a 2014 blog post he entitled Conservation Easements a New Field for Villainy.
Former IRS conservation easement regulation writer and author of The Federal Tax Law of Conservation Easements [currently out of print], Stephen Small said the following:
I think the numbers in the IRS letter are staggering, and this is only the beginning of this information-gathering. These transactions are nothing but tax shelters. Some of them may possibly have some conservation benefits, although many I have seen do not, but the real goal of these deals is getting big write-offs to investors. I am very glad the IRS is finally pursuing this, and I hope they keep up the effort.
Ike Devji, who writes a lot for physicians about asset protection, calls conservation easements that “tax scam that doctors sell each other”.
Again, the issue here is not that easements are inherently illegal or abusive, at least not yet (remember, what’s legal today may not be in the future). Rather, it’s that they can be abused by bad planners, bad clients, and bad facts when they don’t comply with the law.
What Does the IRS Say?
Believe the IRS when they say this:
In recognition of our need to preserve our heritage, Congress allowed an income tax deduction for owners of significant property who give up certain rights of ownership to preserve their land or buildings for future generations.
The IRS has seen abuses of this tax provision that compromise the policy Congress intended to promote. We have seen taxpayers, often encouraged by promoters and armed with questionable appraisals, take inappropriately large deductions for easements. In some cases, taxpayers claim deductions when they are not entitled to any deduction at all (for example, when taxpayers fail to comply with the law and regulations governing deductions for contributions of conservation easements). Also, taxpayers have sometimes used or developed these properties in a manner inconsistent with section 501(c)(3). In other cases, the charity has allowed property owners to modify the easement or develop the land in a manner inconsistent with the easement’s restrictions.
Another problem arises in connection with historic easements, particularly façade easements. Here again, some taxpayers are taking improperly large deductions. They agree not to modify the façade of their historic house and they give an easement to this effect to a charity. However, if the façade was already subject to restrictions under local zoning ordinances, the taxpayers may, in fact, be giving up nothing, or very little. A taxpayer cannot give up a right that he or she does not have.
and when they say this:
The Department of the Treasury (Treasury Department) and the Internal Revenue Service (IRS) are aware that some promoters are syndicating conservation easement transactions that purport to give investors the opportunity to obtain charitable contribution deductions in amounts that significantly exceed the amount invested. This notice alerts taxpayers and their representatives that the transaction described in section 2 of this notice is a tax avoidance transaction and identifies this transaction, and substantially similar transactions, as listed transactions for purposes of § 1.6011-4(b)(2) of the Income Tax Regulations (Regulations) and §§ 6111 and 6112 of the Internal Revenue Code (Code). This notice also alerts persons involved with these transactions that certain responsibilities may arise from their involvement….
The Treasury Department and the IRS recognize that some taxpayers may have filed tax returns taking the position that they were entitled to the purported tax benefits of the type of transaction described in this notice. These taxpayers should take appropriate corrective action and ensure that their transactions are disclosed properly.
As for me and my house, we'll be staying away from investing in syndicated conservation easements. We simply don't need complicated shenanigans like that to meet our financial goals. If you decide to go down this path, don't say I didn't warn you and please, please, please make sure the appraisal is truly accurate and at a minimum no more than 250% of what you invested.
What do you think? Have you participated in a syndication of a property bought in order to donate a conservation easement? What was the outcome? What was the ratio of your investment to your deduction? Comment below!
Featured Real Estate Partners
Good description. When I first heard of these a few years ago (guess where…from a doctor…)…they sounded too good to be true. As with most things…”if it sounds too good to be true….it is”.
I stayed away. Thankfully….
Thank you for shining a much needed light on this.
Seems like the type of thing that has to be shady to make money if doing it only for investment purposes. If you have the land or are planning on buying it anyways it might be helpful.
Disclaimer: This comment is for entertainment purposes only. I am not a CPA. This should not be considered financial advice. Consult a tax attorney before purchasing tax credits. In Virginia, there is a legal and ethical way to purchase a tax credit at 89 cents on the dollar. As mentioned in this post, we are in a state where the tax credit is transferrable. It is written into the tax code of the Virginia constitution. It is one of the best investments out there, but one has to make sure the operator is legal, ethical, meticulous, and honest. Colorado and South Carolina also have transferrable tax credits available. An example might illustrate how it works. If a VA tax payer will owe $10,000 in state tax, the credit is purchased (from a middleman) in December for $8,900. Then, the refund is given in April for $10,000. The tax payer nets $1,100. This year, $20,000 of credits can be purchased per spouse ($40,000 per couple). The rate of return is excellent. Disclaimer: This comment is for entertainment purposes only. I am not a CPA. This should not be considered financial advice. Consult a tax attorney before purchasing tax credits.
Disclaimer: This comment is for entertainment purposes only. I am not a CPA. This should not be considered financial advice. Consult a tax attorney before purchasing tax credits. In Virginia, there is a legal and ethical way to purchase a tax credit at 89 cents on the dollar. As mentioned in this post, we are in a state where the tax credit is transferable. It is written into the tax code of the Virginia constitution. It is one of the best investments out there, but one has to make sure the operator is legal, ethical, meticulous, and honest. Colorado and South Carolina also have transferable tax credits available. An example might illustrate how it works. If a VA tax payer will owe $10,000 in state tax, the credit is purchased (from a middleman) in December for $8,900. Then, the refund is given in April for $10,000. The tax payer nets $1,100. This year, $20,000 of credits can be purchased per spouse ($40,000 per couple). The rate of return is excellent. Disclaimer: This comment is for entertainment purposes only. I am not a CPA. This should not be considered financial advice. Consult a tax attorney before purchasing tax credits.
“Where does the fraud come in? Well, the fraud generally comes in with the appraisal.”
The appraisal is the key! The easements I have participated in have been highly vetted by multiple tax attorneys prior to the offerings. Additionally, extra care was given to the valuation of the land. For example, one was a property with substantial granite reserves and multiple core samples were obtained and independently analyzed for determining valuation. More samples were obtained than would have been used if the property was being outright sold for its mineral reserves.
Properties with natural resources (minerals, ores, timber, etc.) that can be profitably extracted are more likely to be appropriately appraised if the “syndication entity” does the due diligence in obtaining multiple appraisals. Properties with “potential for residential/commercial development” are at high risk for valuation abuse.
Great discussion regarding conservation easements on forum”
https://www.whitecoatinvestor.com/forums/topic/conservation-easements/
This article does a great job explaining the shady side of syndicated land conservation easements. Just like any financial situation, you have to do your due diligence. Conservation Easements have been around for decades and it wasn’t until 2017 that they became a listed transaction due to abuse and political posturing. As the article mentions, this is a completely legal deduction if done properly. You just have to be aware that it will have more eyes on it than other deductions because the tax ramifications are greater. I work with a reputable third party that facilitates conservation easements between the landowner and investor. They do their due diligence to have the correct documentation to substantiate the deduction and their audit record shows the amount of care and scrutiny they put into making sure these conservation easements are legitimate and hold up in an audit. The contribution to deduction ratio is about 4:1 (way below the 9:1 the author warns about).
I want to point out, I do not work for this third party but I do introduce them to my clients who want to conserve land and have charitable intent. I also have personally invested in syndicated land conservation easements.
Do you think the opportunity will be just as good going forward as it has been in the past?
As long as legislation doesn’t change the current law, I still see this being a great opportunity. Yes, it’s more scrutinized the past couple years but legit transactions will still be substantiated in audit. Also, the IRS doesn’t have the resources (such as geological appraisers) to audit all projects. Finding reputable third party that facilitated the syndicated project and a tax advisor to make sure your cost/benefit is worth the risk are the key to this strategy’s success.
What are your thoughts on Forever Forests as a 3rd party to facilitate a conservation easement?
Since you have a vested interest in peddling these products, your advice needs to be viewed with a healthy dose of skepticism. This is far from an objective at arm’s length counsel that I expect from a seasoned professional. As the article states – shenanigans.
First read about these in Forbes this past spring. The idea is very interesting. Obviously the system is being abused. But there may have to be some sort of lawsuit/court decision one way or another, or Congress re-writing laws to fix the situation. If you are a doctor and want to fight the IRS in a long drawn out legal battle, this might be a good way to legally/illegally evade taxes. Good luck and please let us know how it goes if this is you!
I prefer to fly under the radar when it comes to the IRS and just allow myself to be legally abused by them.
Thanks for the article.
Here’s a shady creative community with a new angle on tax breaks I never even knew existed!
Thanks for pointing out yet another land mine I hadn’t known to avoid stepping on WCI.
Have a look at: https://www.justice.gov/opa/pr/justice-department-sues-shut-down-promoters-conservation-easement-tax-scheme-operating-out
Sorry to break up the party 🙁
Thank you for walking through this. There are many docs in my community who do this. I have taken the path of “if it seems too good to be true, it probably is.”
Department of Justice
Office of Public Affairs
FOR IMMEDIATE RELEASE
Wednesday, December 19, 2018
Justice Department Sues to Shut Down Promoters of Conservation Easement Tax Scheme Operating out of Georgia
The United States filed a complaint seeking an order stopping Nancy Zak, Claud Clark III, EcoVest Capital Inc., Alan N. Solon, Robert M. McCullough, and Ralph R. Teal, Jr., from organizing, promoting, or selling an allegedly abusive conservation easement syndication tax scheme, the Justice Department announced today.
According to the complaint filed in the U.S. District Court for the Northern District of Georgia, the defendants’ scheme revolves around donations of conservation easements and corresponding tax benefits from those donations. Defendants also allegedly rely on grossly overvalued appraisals as part of their scheme.
“The Department of Justice is working with our partners in the Internal Revenue Service to shut down fraudulent conservation easement shelters, which in this case were based on willfully false valuations,” said Richard E. Zuckerman, the Tax Division’s Principal Deputy Assistant Attorney General. “Individuals investing in these schemes with benefits that seem too good to be true should ensure they are paying their proper federal income tax liability.”
“When it comes to aggressive transactions marketed by unscrupulous advisors, we will take every enforcement option available, including civil and criminal penalties,” said Internal Revenue Service Commissioner Charles P. Rettig. “Cheating on your taxes will not be tolerated.”
Under the proper circumstances, the Internal Revenue Code allows a taxpayer to take a charitable donation deduction equivalent to the fair market value of a conservation easement, but only if certain requirements with respect to the donation of an interest in property for conservation purposes are satisfied. This deduction is referred to as the “qualified conservation contribution.”
The defendants allegedly organize, promote, and sell ownership interests in limited liability entities, referred to in the complaint as “conservation easement syndicates.” According to the complaint, at the time defendants organize, promote, and sell ownership interests in a conservation easement syndicate, the syndicate plans to donate a conservation easement on land it owns, and then claim a corresponding tax deduction for the “qualified conservation contribution.”
However, these syndicates lack economic substance and are shams. They only serve as a conduit to transfer overvalued and otherwise improper federal tax deductions to customers, according to the government’s complaint. Additionally, the complaint alleges the conservation easements promoted by the defendants do not meet the requirements for a “qualified conservation contribution” under the Internal Revenue Code.
According to the complaint, defendants knew, or had reason to know, that the statements they made to customers regarding the tax benefits were false or fraudulent. In this regard, the complaint alleges that defendants knew the syndicates that they promoted planned to donate a conservation easement but otherwise did not plan to engage in any ongoing business activity. The complaint also alleges that the only return on investment a customer could anticipate from “investing” in a syndicate was the tax benefit from the planned conservation easement donation, which was many times larger than the purported investment. The complaint further alleges that the defendants made or furnished gross valuation overstatements about the valuation of conservation easements and the corresponding tax deductions, or caused others to do so.
The suit alleges that defendants have organized, promoted, and sold at least 96 conservation easement syndicates resulting in the syndicates reporting over $2.0 billion of tax deductions from overvalued and improper “qualified conservation contributions,” and have passed those tax deductions through to the thousands of customers of defendants’ scheme, resulting in hundreds of millions of dollars of tax harm.
On December 23, 2016, the IRS issued Notice 2017-10, announcing that certain syndicated conservation easement transactions are listed transactions if entered into on or after January 1, 2010. Notice 2017-10 applies to those prospective investors who receive oral or written promotional materials offering the possibility of a charitable donation deduction of at least 2.5 times their investment. A typical transaction covered by Notice 2017-10 involves the advertised investment in a pass-through entity that owns real property or acquires real property for the purpose of encumbering the property with a conservation easement.
In the past decade, the Tax Division has obtained injunctions against hundreds of unscrupulous tax preparers and tax scheme promoters. Information about these cases is available on the Justice Department’s website. An alphabetical listing of persons enjoined from preparing returns and promoting tax schemes can be found on this page. If you believe that one of the enjoined persons or businesses may be violating an injunction, please contact the Tax
Basically, the IRS doesn’t have a way to police LCE’s very well in terms of appraisals and they ask the DOJ to step in. The civil filing by the DOJ is a scare tactic the IRS is trying to use to slow down the use of LCEs. The IRS did this a couple years ago and it slowed down the use of LCEs but since LCE’s are legal it didn’t stop them completely. If it were against the law or a bigger issue, they would have filed criminal actions. Unfortunately, you have a few bad apples that spoil the pot by taking a great way to conserve land and make it seem sketchy!
Via email:
Thank you so much for your column about syndicated conservation
easement investments. I have been working to stop these abusive
transactions for years, on behalf of the many highly reputable land
conservation charities who do not want their good work sullied by bad
actors facilitating tax abuse.
You might be interested to know that the Department of Justice
recently asked the federal courts to enjoin 6 persons who have been
involved in hundreds of these transactions, and to direct those
individuals to disgorge any and all profits from their involvement to
the government.
Legislation was introduced to clearly and unequivocally ban these
transactions in the last Congress, and is expected to be reintroduced
shortly in the new Congress.
PS. I was greatly impressed by your article, which was clearer and
more comprehensive than many others I have seen on this topic.
Any updates on this? Was approached by a doc last week asking if I wanted to get involved.
What’s to update? The post is only 6 months old. Has something about conservation easements changed? I think the article still stands as written. Every one of them isn’t a scam, but enough are that I’m still not touching them despite having a huge tax bill each year.
Notwithstanding evidence based comments from well informed individuals , why is Ms Gallati failing to offer any evidence on audits and penalties imposed on such LCEs? Needless to say, being a peddler of these questionable instruments she has a vested interest and does not inspire confidence. Furthermore contradicts the keep it simple strategies espoused on WCI
Have any of you guys used TrueNorth before? I was referred to them by Eric Tate from the Physician’s Road Podcast, and wondering if anybody from the WCI community had any experience with them. However, I am definitely skeptical about investing in conservation easements.
I’ve been w True North/Marty Watkins for 15 yrs. I’ve had a great experience w them.