Taxing Construction. Are you Setting the Stage for Irreparable Consequences? 2017 IPT Annual Conference Charlotte, North Carolina

Save this PDF as:
 WORD  PNG  TXT  JPG

Size: px
Start display at page:

Download "Taxing Construction. Are you Setting the Stage for Irreparable Consequences? 2017 IPT Annual Conference Charlotte, North Carolina"

Transcription

1 Taxing Construction Are you Setting the Stage for Irreparable Consequences? Thomas Mazurek, CPA Principal Tronconi Segarra & Associates Williamsville, NY Lisa Campbell Senior Tax Analyst Hunter Douglas, Inc. Pearl River, NY

2 Topics Construction Basics Taxable v. Nontaxable Construction Specific State Issues Other Considerations 2

3 Construction Basics Real property, real estate, realty or immovable property is land and all structures (i.e., improvements and fixtures) integrated with or affixed to the land. Differs from Tangible Personal Property which can be moved or relocated. Sales/use tax treatment generally differs from sale and install of Tangible Personal Property. 3

4 Construction Basics Construction is the process of constructing something. Buildings Infrastructure Industrial States have specific rules defining construction and the sales/use tax treatment of various construction services new build, remodel, repair/maintenance. 4

5 Construction Basics A contractor is a person who furnishes labor, materials, equipment and other services to improve real property or incorporate tangible personal property into real property. Contractors are often treated differently than other businesses for sales/use tax. States may treat general (main, prime) contractors differently than subcontractors. 5

6 Construction Basics How contractors are treated differently: Generally considered the consumer of the materials/supplies they incorporate into real property and their purchases are subject to sales tax. Generally cannot use a resale certificate. Sales of construction services are generally not subject to sales tax. 6

7 Construction Basics A construction contract is a formal agreement between two parties (i.e., owner and contractor) to improve real property. Different types of contracts: Lump sum or Fixed price Time and Materials Cost Plus The form or type of contract can impact whether and/or how much sales tax should be charged. 7

8 Construction Basics Lump Sum or Fixed Price Contract Contractor agrees to furnish and install materials for a stated lump sum or fixed price. Sales tax treatment: Contractor usually pays sales tax on the materials at the time of purchase and the cost of the materials (including tax) is incorporated into the lump sum. Sales tax is not typically charged on the lump sum. 8

9 Construction Basics Time and Materials Contract Contractor agrees to furnish and install materials and provides separate charges for the materials and the installation of these items. Sales tax treatment: Contractor does not pay sales tax on the materials at the time of purchase and bills the customer sales tax on the cost of the materials. The installation labor is not generally subject to sales tax. 9

10 Taxable v. Nontaxable Construction Improvements to real property are generally not subject to sales tax. However, there are exceptions depending on the nature of the construction services. New construction is subject to tax in: Arizona (on 65% of gross proceeds) Hawaii New Mexico Washington (plus B&O tax) 10

11 Taxable v. Nontaxable Construction Additionally, construction performed on existing structures (remodel/renovation) is subject to tax in: Arkansas Connecticut Kansas New York (unless Capital Improvement) Texas West Virginia (unless Capital Improvement) 11

12 Taxable v. Nontaxable Construction Other taxes Mississippi Contractor s Tax of 3.5% of total contract price South Dakota Contractor's 2% excise tax is imposed on all prime contractors engaged in realty improvement contracts Construction and remodeling/renovation services may be taxed differently if the property is for residential v. commercial or industrial use. 12

13 Taxable v. Nontaxable Construction Contractors also repair real property. Repairs are services needed to restore real property to its original state or condition. Repair services are subject to tax in: Arkansas, Connecticut, District of Columbia, Hawaii, Iowa, Kansas, Mississippi¹, Maine, Nebraska², New Jersey, New Mexico, New York, North Carolina, Texas, Washington, West Virginia. ¹ Services for contracts of $10,000 or less owe the regular retail sales tax. ² Under Option 1, labor charges are nontaxable if separately stated. 13

14 Taxable v. Nontaxable Construction Contractors may also provide cleaning and maintenance services for buildings and the adjacent land (real property). Building cleaning services include the performance of services which include the removal of dirt, dust, grease or grime on a building or inside of a building and the keeping of the building and its contents in a clean, neat, polished or orderly appearance. The term includes janitorial services, office or building cleaning, window cleaning, floor waxing, or acoustical tile cleaning. 14

15 Taxable v. Nontaxable Construction Building maintenance services include the performance of routine and periodic services upon a building which keeps a building in a satisfactory operating condition. Cleaning and Maintenance services are subject to tax in: Arkansas, Arizona, Connecticut, District of Columbia, Florida, Hawaii, Iowa, Kansas, Minnesota, Mississippi, Maine, Nebraska, New Jersey, New Mexico, New York, Ohio, Pennsylvania, South Dakota, Texas, Washington, West Virginia. 15

16 Specific State Issues Arizona Prime Contracting Law Change Effective January 1, 2015, the gross income derived from maintenance, repair, replacement or alteration ( MRRA ) activities affecting real property are not subject to transaction privilege tax under the Prime Contracting classification when the activities are performed directly for the property owner or authorized party. 16

17 Specific State Issues What are maintenance, repair, replacement and alteration activities? Maintenance is the upkeep of property or equipment. Repair is an activity that returns real property to a usable state from a partial or total state of inoperability or non-functionality. Replacement is the removal of one component or system of existing property and the installation of a new component or system. Alteration is an activity or action that causes a direct physical change to existing property. 17

18 Specific State Issues A TPT-licensed contractor who purchases tangible personal property and who uses that property in performing an MRRA project is subject to TPT on the purchase price of the tangible personal property. Materials purchased by a TPT-licensed contractor for incorporation into a taxable modification project (that is not an MRRA project) are stil not subject to retail TPT at the time of purchase, because such projects are subject to prime contracting TPT. 18

19 Specific State Issues New Mexico Gross Receipts Tax Gross Receipts Tax is imposed on construction services and all construction materials that will become part of the construction project. Construction Deductions Receipts from the sale of tangible personal property, subcontracting services, construction-related services and leasing construction equipment. Nontaxable Transaction Certificate (NTTC) Type 6 19

20 Specific State Issues New York Capital Improvement Whether or not a contractor collects sales tax from a customer depends on if the work being performed is considered a capital improvement to real property, or is installation, repair, or maintenance work (subject to sales tax). Publication 862, Sales and Use Tax Classifications of Capital Improvements and Repairs to Real Property, provides detailed information on various types of work that do and do not qualify as capital improvements. 20

21 Specific State Issues A capital improvement* is any addition or alteration to real property that meets all three of the following conditions: 1. it substantially adds to the value of the real property; 2. It becomes part of the real property or is permanently affixed to the real property so that removal would cause material damage to the property or article itself; 3. It is intended to become a permanent installation. * Should collect ST-124, Certificate of Capital Improvement 21

22 Specific State Issues North Carolina Repairs & Maintenance Effective January, 2017: Repair, maintenance and installation services are expanded to real property. A property owner who hires a person to perform repair, maintenance and installation services where the person purchases tangible personal property for the service and performs the labor (installation), shall pay sales tax to the person on the total sales price of the repair, maintenance and installation service. 22

23 Specific State Issues Any property that becomes a part of or is applied to property in the performance of taxable repair, maintenance and installation services should be purchased exempt from tax. (Form E-595E) For real property contracts, sales/use tax is still due on the purchase price of any tangible personal property used to provide the nontaxable service. 23

24 Specific State Issues Mixed Transactions A contract that includes both a capital improvement to real property and a repair, maintenance, and installation service. If the taxable services are less than 10%, then the services and property used are taxable as a real property contract. If the taxable services are equal to or greater than 10%, tax applies to the taxable service portion. The person must determine an allocated price for each taxable service in the contract based on a reasonable allocation. 24

25 Specific State Issues Ohio Business Fixture Tangible personal property that is permanently affixed to real property, but that primarily benefits the business conducted on the premises by the occupant, is a "business fixture" and retains its status as personal property after such affixation is made. An agreement to transfer and install a business fixture is a taxable sale and not a construction contract. 25

26 Specific State Issues A business fixture includes, but is not limited to, machinery, equipment, signs, storage bins and tanks, whether above or below ground, whether above or below ground. A business fixture also means those portions of buildings, structures, and improvements that are specially designed, constructed, and used for the business conducted in the building, structure, or improvement. Does not include fixtures that are common to buildings, that primarily benefit the realty and not the business conducted on the premises. 26

27 Specific State Issues Pennsylvania Attaches or Affixes Construction and repairs to realty are not taxable. An activity resulting from an agreement or contract under which a contractor attaches or affixes tangible personal property to real estate so as to become a permanent part thereof. Hook, bolt, screw, nail or other similar method; Inserting equipment through a building wall or floor, or mounting it upon a foundation; Wire which is integrated into an electrical system. 27

28 Specific State Issues Examples include: Alarm systems Chalkboard Coolers, freezers (central cooling system) Financial institution security equipment Garage door opener Outdoor advertising signs 28

29 Specific State Issues Washington B&O Tax Prime Contractors (subject to Retailing B&O) Collect retail sales tax from the landowner on the gross contract price (without deduction of costs incurred) Purchases of materials by contractors that will become part of the completed project are purchases for resale. Rentals of equipment are subject to retail sales tax as the contractor is the consumer of the rented item. 29

30 Specific State Issues Subcontractors (subject to Wholesaling B&O) Do not need to charge retail sales tax if they secure a reseller permit from the prime contractor. Purchases of materials are for resale. Rentals of equipment are subject to retail sales tax Contracts that include a combination of services are taxable in accordance with the predominant activity of the contract. 30

31 Other Considerations Installation of Machinery & Equipment that Results in Improvement to Real Property Need to determine whether exemption applies to contractor s purchases of materials and supplies. Production M&E furnace, freezer, conveyor belt, process piping, foundations Pollution Control Equipment smokestack, bag house, wastewater treatment plant Environmental remediation 31

32 Other Considerations Nonresident Contractors States may have special rules/requirements for nonresident contractors. Registration for state/local taxes, licenses, permits Taxability of construction services Use tax due on materials, supplies, equipment (reciprocal credits?) 32

33 Other Considerations Nonresident bonding requirements Prepayment of sales tax or percentage of contract amount (i.e., surety bond) often required depending on contractor and dollar amount of contract. Most states require bonds to ensure sales tax due on tangible personal property and/or services is paid to the state. Connecticut, Georgia, Massachusetts, Mississippi, West Virginia, Wisconsin, among others. 33

34 Other Considerations Contractors-Retailers A business that contracts to improve real property and also makes retail sales of building materials, supplies or fixtures. Do not know whether the materials will be used or sold when you purchase them. Can you purchase materials for resale or pay sales tax then take credit on your return? Need to keep detailed records and receipts. 34

35 Other Considerations Government Contracts Different set of rules for contractors Contractors may be able to purchase materials/supplies for contract w/o sales tax. When does title to materials/supplies pass? Provide exemption certificate, government purchase order or other documentation. Subcontractors may be treated differently. Differences for Federal/State/Local exemptions. 35

36 Other Considerations Contractor Purchases What is the sales/use tax treatment of: Machinery, equipment, supplies, tools, rentals, other purchases not incorporated into real property. Waste removal services Temporary facilities including: scaffolding, hoisting systems, protective pedestrian walkways, temporary electrical and plumbing facilities. 36

37 Other Considerations Special Circumstances When can a business be treated as a contractor? Assuming the role of a construction manager or prime contractor. Architect, Developer, Engineer who typically provides nontaxable services may be liable as a contractor depending on contract and scope of services. Need to follow specific sales/use tax rules for contractors. 37

38 Closing Thoughts Sales/use tax treatment of construction services and contractors varies from state-tostate; it is critical to determine the specific rules and regulations that apply in each jurisdiction. Don t assume the contractor understands sales/use tax. Consult state tax website/publications for information on construction services. 38

NCSL TABLE REAL ESTATE TRANSFER TAXES

NCSL TABLE REAL ESTATE TRANSFER TAXES NCSL TABLE REAL ESTATE TRANSFER TAXES State Tax Description Rate Alabama Deeds: $0.50/$500 0.10% Mortgages: $0.15/$100 0.15% Alaska None N/A Arizona Flat real estate transfer fee: Flat fee $2.00 Arkansas

More information

State Housing Trust Fund Revenues 2017

State Housing Trust Fund Revenues 2017 Center for Community Change Project www.housingtrustfundproject.org State Revenues 2017 State Revenue Sources Notes Alabama No revenue Arizona State Unclaimed Property Fund; net revenue from AHFA s single

More information

Administration > Exemption Certificate Validity Periods

Administration > Exemption Certificate Validity Periods Administration > Exemption Certificate Validity Periods State Exemption Certificate Validity Periods Comments Citation CCH Alabama Valid as long as no change in character of purchaser's operation and the

More information

3- Should the Taxpayer charge sales or use tax on charges for the installation and/or repair of signs and awnings?

3- Should the Taxpayer charge sales or use tax on charges for the installation and/or repair of signs and awnings? Executive Director Marshall Stranburg QUESTION: 1- Are the charges to the Taxpayer s customers for the sale and installation of the various categories of signs and awnings taxable as sales of tangible

More information

Alabama. Alaska. Arizona. Arkansas. California. Colorado

Alabama. Alaska. Arizona. Arkansas. California. Colorado Alabama Alaska Arizona Arkansas California Colorado Escheat In general, gift certificates are presumed abandoned three years after being sold, however, gift certificates issued by retailers are exempt

More information

Your Guide to Real Estate Customs by State

Your Guide to Real Estate Customs by State Your Guide to Real Estate Customs by State First American Title Real Estate Customs by State Yes No State Title Insurance Rates Form of Conveyance State Encumbrance Forms Attorney State or Deed Transfer

More information

ALI-ABA Course of Study Commercial Lending and Banking Law January 29-31, 2009 Scottsdale, Arizona

ALI-ABA Course of Study Commercial Lending and Banking Law January 29-31, 2009 Scottsdale, Arizona 263 ALI-ABA Course of Study Commercial Lending and Banking Law--2009 January 29-31, 2009 Scottsdale, Arizona Legal and Regulatory Issues in the Creation, Perfection, and Enforcement of Security Interests

More information

Your Guide to. Real Estate. Customs by State

Your Guide to. Real Estate. Customs by State Your Guide to Real Estate Customs by First American Title National Commercial Services Real Estate Customs by Title Insurance Rates Form of Conveyance Encumbrance Forms Attorney or Commitment Deed Transfer

More information

12A Sales to or by Contractors Who Repair, Alter, Improve and Construct Real Property. (1) Scope of the rule. This rule governs the taxability

12A Sales to or by Contractors Who Repair, Alter, Improve and Construct Real Property. (1) Scope of the rule. This rule governs the taxability 12A-1.051 Sales to or by Contractors Who Repair, Alter, Improve and Construct Real Property. (1) Scope of the rule. This rule governs the taxability of the purchase, sale, or use of tangible personal property

More information

Manufacturing Exemption Information Originally issued July 1, 2004/Revised August 1, 2014 Wyoming Department of Revenue

Manufacturing Exemption Information Originally issued July 1, 2004/Revised August 1, 2014 Wyoming Department of Revenue Manufacturing Exemption Information Originally issued July 1, 2004/Revised August 1, 2014 Wyoming Department of Revenue Effective July 1, 2004, purchases of manufacturing machinery by qualified manufacturers

More information

Business Creation Index

Business Creation Index Business Creation Index December 2016 National Association of REALTORS Research Department Introduction The new Business Creation Index (BCI) was created to monitor local economic conditions from the perspective

More information

(2) Qualified tangible personal property purchased for use by a qualified person to be used primarily in research and development.

(2) Qualified tangible personal property purchased for use by a qualified person to be used primarily in research and development. Final Text of California Code of Regulations, Title 18, Section 1525.4, Manufacturing and Research & Development Equipment (A new regulation to be added to the California Code of Regulations) 1525.4. Manufacturing

More information

SALES TAX EMPTIONS YOU (POSSIBLY) AREN T AWARE OF

SALES TAX EMPTIONS YOU (POSSIBLY) AREN T AWARE OF SALES TAX EMPTIONS YOU (POSSIBLY) AREN T AWARE OF PRESENTED BY: STEPHEN HANEBUTT, CPA North Texas Enrolled Agents December 9, 2017 1 THE RESALE EXEMPTION Seller Buyer/Seller Buyer 2 THE RESALE EXEMPTION

More information

August 30, Issue. Whether Taxpayer is a real property improvement contractor for purposes of Rule 12A-1.051, F.A.C.? Facts

August 30, Issue. Whether Taxpayer is a real property improvement contractor for purposes of Rule 12A-1.051, F.A.C.? Facts August 30, 2017 Executive Director Leon Biegalski Subject: Technical Assistance Advisement ( TAA ) TAA 17A-018 Real Property Improvements Dear XXXX: Section(s) 212.02(16), 212.05, and 212.06(14), Florida

More information

State Tax Credits for Historic Preservation A State-by-State Summary. States with income tax incentives States that do not tax income

State Tax Credits for Historic Preservation A State-by-State Summary. States with income tax incentives States that do not tax income State Tax Credits for Historic Preservation A State-by-State Summary www.nationaltrust.org policy@nthp.org 202-588-6167 Chart last updated: July 2007 States with income tax incentives States that do not

More information

CBRE INDUSTRIAL & LOGISTICS SPECIAL PROPERTIES GROUP

CBRE INDUSTRIAL & LOGISTICS SPECIAL PROPERTIES GROUP CBRE INDUSTRIAL & LOGISTICS SPECIAL PROPERTIES GROUP 48+ REAL ESTATE EXPERTS 36 OFFICES U.S. & CANADA 27 SUCCESSFUL YEARS THE SPECIAL PROPERTIES GROUP provides specialized acquisition, disposition and

More information

Final Repair Regulations and the Impact on Owners of Investment Real Estate

Final Repair Regulations and the Impact on Owners of Investment Real Estate Tom Scarpello Managing Partner 877.410.5040 Final Repair Regulations and the Impact on Owners of Investment Real Estate On September 13, 2013, the IRS released final regulations providing comprehensive

More information

North Carolina Sales and Use Tax Changes for Real Property and Retailer Contractors and Retailers

North Carolina Sales and Use Tax Changes for Real Property and Retailer Contractors and Retailers North Carolina Sales and Use Tax Changes for Real Property and Retailer Contractors and Retailers What s New? Beginning March 1, 2016, the following are subject to North Carolina sales and use tax: Repairs,

More information

MULTIFAMILY TAX SUBSIDY PROJECT INCOME LIMITS

MULTIFAMILY TAX SUBSIDY PROJECT INCOME LIMITS MULTIFAMILY TAX SUBSIDY PROJECT INCOME LIMITS This chart is provided as a guide only for the following programs: Low Income Housing Tax Credit (LIHTC) Hula Mae Multi-Family Bonds (HMMF) Rental Housing

More information

No Survey Required w/ Survey. Affidavit. Affidavit. Affidavit

No Survey Required w/ Survey. Affidavit. Affidavit. Affidavit STATE Purchase Residential Refinance Residential Additional Information Survey Required: Survey Required: Alabama AL No survey required w/ Survey w/survey Alaska AK Yes Survey Required Survey required

More information

SPECIAL PROPERTIES GROUP INDUSTRIAL SERVICES

SPECIAL PROPERTIES GROUP INDUSTRIAL SERVICES SPECIAL PROPERTIES GROUP INDUSTRIAL SERVICES CBRE LIMITED INDUSTRIAL SERVICES WWW.CBRE.COM/SPG SPECIAL PROPERTIES GROUP The Special Properties Group provides specialized acquisition, disposition and consulting

More information

QUESTION: Whether Taxpayer s sales are retail sales of tangible personal property?

QUESTION: Whether Taxpayer s sales are retail sales of tangible personal property? Executive Director Leon Biegalski TAX: Sales and Use Tax TAA NUMBER: ISSUE: Real Property Improvement STATUTE CITE(S): Section(s) 212.05 and 212.06, F.S. RULE CITE(S): Rules 12A-1.016, 12A-1051, F.A.C.

More information

What is Proper Tax Policy for Smokeless Tobacco Products?

What is Proper Tax Policy for Smokeless Tobacco Products? September 22, 2006 What is Proper Tax Policy for Smokeless Tobacco Products? by Gerald Prante Fiscal Fact No. 65 While there exist a large literature and extensive policy discussion on the issue of cigarette

More information

AGRICULTURAL CONSERVATION EASEMENT PROGRAM AGRICULTURAL LAND EASEMENTS

AGRICULTURAL CONSERVATION EASEMENT PROGRAM AGRICULTURAL LAND EASEMENTS AGRICULTURAL CONSERVATION EASEMENT PROGRAM AGRICULTURAL LAND EASEMENTS OVERVIEW The Agricultural Conservation Easement Program (ACEP) is a voluntary federal conservation program implemented by the USDA

More information

Reynoldsburg Code of Ordinances. CHAPTER 1305 Permits and Fees

Reynoldsburg Code of Ordinances. CHAPTER 1305 Permits and Fees Reynoldsburg Code of Ordinances CHAPTER 1305 Permits and Fees 1305.01 Plan review fees. 1305.02 Residential fee schedule. 1305.03 Commercial fee schedule. 1305.04 Plumbing permit. 1305.05 Permit addresses.

More information

APPLICATION FOR LEASE OF APARTMENT EQUAL HOUSING OPPORTUNITY

APPLICATION FOR LEASE OF APARTMENT EQUAL HOUSING OPPORTUNITY Property Name: Address: Phone Number: APPLICATION FOR LEASE OF APARTMENT EQUAL HOUSING OPPORTUNITY TDD Phone Number: YOU MUST ANSWER ALL QUESTIONS. DO NOT LEAVE ANY SPACES BLANK; WRITE NONE OR N/A WHERE

More information

REQUIRED WITNESSES FOR A MORTGAGE OR DEED OF TRUST

REQUIRED WITNESSES FOR A MORTGAGE OR DEED OF TRUST Document Systems, Inc. 20501 South Avalon Boulevard, Suite B Carson, CA 90746 Phone: 800-649-1362 Fax: 800-564-1362 Website: www.docmagic.com Email: compliance@docmagic.com REQUIRED WITNESSES FOR A MORTGAGE

More information

Nevada Single Document Rule

Nevada Single Document Rule Nevada Single Document Rule Nevada Law Nevada law requires that all agreements in a motor vehicle retail installment transaction be contained within a single document. Further, in a consumer transaction,

More information

Adopted: November 2013 MSBA/MASA Model Policy 704 Orig Revised: May 2015 Rev. 2009

Adopted: November 2013 MSBA/MASA Model Policy 704 Orig Revised: May 2015 Rev. 2009 Adopted: November 2013 MSBA/MASA Model Policy 704 Orig. 1995 Revised: May 2015 Rev. 2009 704 DEVELOPMENT AND MAINTENANCE OF AN INVENTORY OF FIXED ASSETS AND A FIXED ASSET ACCOUNTING SYSTEM I. PURPOSE The

More information

Cost Segregation Opportunities

Cost Segregation Opportunities Cost Segregation Opportunities J.D. Lewis Principal November 10, 2015 Elliott Davis Decosimo, LLC Elliott Davis Decosimo, PLLC This material was used by Elliott Davis Decosimo during an oral presentation;

More information

Medicaid Prescription Reimbursement Information by State Quarter Ending June 2010

Medicaid Prescription Reimbursement Information by State Quarter Ending June 2010 Medicaid Prescription Reimbursement Information by State Quarter Ending June 2010 ASP=average sale price, AWP=average wholesale price, WAC=wholesaler acquisition cost, NH=nursing home, FFS=fee for service

More information

ADDENDUM NO. 4. Modification to Part I, Section 2.0, Item J of the Project Book

ADDENDUM NO. 4. Modification to Part I, Section 2.0, Item J of the Project Book ADDENDUM NO. 4 DATE: January 9, 2018 Invitation for Bid: M180011681 Shockoe Bottom Cobblestone Rehabilitation Phase I DATED: December 12, 2017 RECEIPT DATE: January 22, 2018 at 2:30 p.m. EST (Changed)

More information

The Subject Section. Chapter 2. Property Address

The Subject Section. Chapter 2. Property Address Chapter 2 The Subject Section The SUBJECT section of the URAR introduces the appraisal assignment by presenting important information about the subject property. The SUBJECT section provides spaces for

More information

POLICY 6600 CAPITALIZATION AND CONTROL OF ASSETS

POLICY 6600 CAPITALIZATION AND CONTROL OF ASSETS POLICY 6600 CAPITALIZATION AND CONTROL OF ASSETS Policy Category: Finance and Business Services Area of Administrative Responsibility: Finance Board of Trustees Approval Date: March 21, 2017 Effective

More information

Status of State PACE Programs

Status of State PACE Programs F A R M L A N D I N F O R M A T I O N C E N T E R Status of PACE Programs As of May 2013, 27 states have state-level purchase of agricultural conservation easement (PACE) programs. Four states Arizona,

More information

STATE OF WEST VIRGINIA

STATE OF WEST VIRGINIA OF WEST VIRGINIA Office of County Assessor Commercial Business Property Return County Code: 20 District: Account No.: Business Code: (rev. 2017) THIS RETURN IS TO BE FILED AS SOON AS POSSIBLE AFTER JULY

More information

I. The Affordability Problem in Boston II. What is Affordable? III.Housing Costs IV.Housing Production V. What Can Public Policy Do? I.

I. The Affordability Problem in Boston II. What is Affordable? III.Housing Costs IV.Housing Production V. What Can Public Policy Do? I. October 23, 2017 I. The Affordability Problem in Boston II. What is Affordable? III.Housing Costs IV.Housing Production V. What Can Public Policy Do? I. What is it Already Doing? II. Case Studies 2 West

More information

STATUS OF STATE PACE PROGRAMS

STATUS OF STATE PACE PROGRAMS FARMLAND INFORMATION CENTER STATUS OF STATE PACE PROGRAMS As of January 2015, 28 states have state-level purchase of agricultural conservation easement (PACE) programs. Three states Arizona, Georgia and

More information

STATE OF SOUTH CAROLINA ) ) ESCROW AND OPERATION AGREEMENT COUNTY OF GREENWOOD ) This agreement made and entered this day of, 200, by and between

STATE OF SOUTH CAROLINA ) ) ESCROW AND OPERATION AGREEMENT COUNTY OF GREENWOOD ) This agreement made and entered this day of, 200, by and between STATE OF SOUTH CAROLINA ) ) ESCROW AND OPERATION AGREEMENT COUNTY OF GREENWOOD ) This agreement made and entered this day of, 200, by and between Terrapin Pointe Property Owners Association, Inc., hereinafter

More information

What Is Proper Tax Policy for Smokeless Tobacco Products?

What Is Proper Tax Policy for Smokeless Tobacco Products? What Is Proper Tax Policy for Smokeless Tobacco Products? Fiscal Fact No. 120 by Gerald Prante March 26, 2008 (This paper is an updated version of Tax Foundation Fiscal Fact No. 65, available at http://www.taxfoundation.org/publications/show/23045.html)

More information

TO: Rural Development State Directors

TO: Rural Development State Directors RD AN No. 4603 (1924-A) October 28, 2011 TO: Rural Development State Directors ATTN: Rural Housing Program Directors Rural Development Area and Local Offices State Architects, Engineers, Construction Analysts

More information

SALT Tax Alert - North Carolina Expands Taxability of Repair, Maintenance and Installation Services Effective January 1, 2017

SALT Tax Alert - North Carolina Expands Taxability of Repair, Maintenance and Installation Services Effective January 1, 2017 January 2017 SALT Tax Alert - North Carolina Expands Taxability of Repair, Maintenance and Installation Services Effective January 1, 2017 Tony Buffkin, Director State & Local Tax The North Carolina General

More information

Automatic Renewal Laws in All 50 States Index

Automatic Renewal Laws in All 50 States Index Automatic Renewal Laws in All 50 States Index Author(s): Laura Koewler Marion Leita Walker Alabama* Alaska* Arizona* Arkansas California Colorado Connecticut Delaware* District of Columbia* Florida Georgia

More information

Separating Intangible Value in Valuation of Billboards & Other Property

Separating Intangible Value in Valuation of Billboards & Other Property Separating Intangible Value in Valuation of Billboards & Other Property Clark R. Calhoun Partner Alston & Bird LLP Los Angeles, CA Clark.Calhoun@Alston.com Joe Torzewski Direction, Valuation Stout Advisory

More information

Selecting your contractor Construction contracts Construction liens Lien documents Payments to contractors

Selecting your contractor Construction contracts Construction liens Lien documents Payments to contractors Building a Home Introduction For many, acquiring a home is a major financial commitment, whether purchasing an existing home or building or remodeling one on land owned by the contractor or the owner.

More information

Town of Caroline. Town Hall Exterior Painting Project

Town of Caroline. Town Hall Exterior Painting Project Town of Caroline Town Hall Exterior Painting Project 2017 Overview: The Town of Caroline, a municipality located in the State of New York, seeks bids for painting the exterior of its Historic Town Hall

More information

State of Mexicali Ad Valorem Taxation of Property Statutes, Rules and Regulations

State of Mexicali Ad Valorem Taxation of Property Statutes, Rules and Regulations STATUTES CODE OF MEXICALI OF 2000, TITLE 50 REVENUE AND TAXATION, CHAPTER 7 AD VALOREM TAXATION OF PROPERTY Sec. 50-7-1. Legislative intent The intent and purpose of the tax laws of this state are to have

More information

FTC S BUSINESS OPPORTUNITY RULE REDUCED DISCLOSURE BUT INCREASED COVERAGE

FTC S BUSINESS OPPORTUNITY RULE REDUCED DISCLOSURE BUT INCREASED COVERAGE FTC S BUSINESS OPPORTUNITY RULE REDUCED DISCLOSURE BUT INCREASED COVERAGE 2015 Keith J. Kanouse Kanouse & Walker, P.A. One Boca Place, Suite 324 Atrium 2255 Glades Road Boca Raton, Florida 33431 Telephone:

More information

4. Itemized cost data for cost of construction certified by a Professional Engineer.

4. Itemized cost data for cost of construction certified by a Professional Engineer. LATECOMER CONTRACTS Under the authority of the Bellingham Municipal Code (Ch. 14.02) property owners who construct public improvements may be partially reimbursed by benefiting owners if a contract, facilitated

More information

STATE OF SOUTH CAROLINA ) ) GROUND LEASE COUNTY OF RICHLAND )

STATE OF SOUTH CAROLINA ) ) GROUND LEASE COUNTY OF RICHLAND ) STATE OF SOUTH CAROLINA ) ) GROUND LEASE COUNTY OF RICHLAND ) THIS "LEASE" is made and entered into on ~Pj, 2014, by and between the City of Columbia, a body politic and poiitlcal subdivision of the State

More information

THE CORPORATION OF THE MUNICIPALITY OF KINCARDINE BY-LAW NO

THE CORPORATION OF THE MUNICIPALITY OF KINCARDINE BY-LAW NO THE CORPORATION OF THE MUNICIPALITY OF KINCARDINE BY-LAW NO. 2016-030 BEING A BY-LAW TO AMEND BY-LAW NO. 2004-28 - BEING A BY-LAW TO ENACT RULES AND REGULATIONS FOR THE INSTALLATION, REPAIR, MAINTENANCE,

More information

AGREEMENT FOR PAYMENT IN LIEU OF TAXES FOR REAL PROPERTY AND PERSONAL PROPERTY. between. and THE TOWN OF DOUGLAS

AGREEMENT FOR PAYMENT IN LIEU OF TAXES FOR REAL PROPERTY AND PERSONAL PROPERTY. between. and THE TOWN OF DOUGLAS AGREEMENT FOR PAYMENT IN LIEU OF TAXES FOR REAL PROPERTY AND PERSONAL PROPERTY between and THE TOWN OF DOUGLAS dated as of November, 2011 AGREEMENT FOR PAYMENT IN LIEU OF TAXES FOR REAL PROPERTY AND PERSONAL

More information

Understanding Whom the LIHTC Program Serves

Understanding Whom the LIHTC Program Serves Understanding Whom the LIHTC Program Serves Data on Tenants in LIHTC Units as of December 31, 2014 U.S. Department of Housing and Urban Development Office of Policy Development and Research Understanding

More information

UNIVERSITY OF ROCHESTER STANDARD CONTRACT FOR CONSTRUCTION (OWNER-CONTRACTOR LUMP SUM AGREEMENT)

UNIVERSITY OF ROCHESTER STANDARD CONTRACT FOR CONSTRUCTION (OWNER-CONTRACTOR LUMP SUM AGREEMENT) UNIVERSITY OF ROCHESTER STANDARD CONTRACT FOR CONSTRUCTION (OWNER-CONTRACTOR LUMP SUM AGREEMENT) Project: Project Number: Owner: UNIVERSITY OF ROCHESTER Campus Planning, Design & Construction Management

More information

Paper for presentation at the 2005 AAEA annual meeting Providence, RI July 24-27, 2005

Paper for presentation at the 2005 AAEA annual meeting Providence, RI July 24-27, 2005 NEXT YEAR ON THE U.S. FARMLAND MARKET: AN INFORMATIONAL APPROACH Charles B. Moss, Ashok K. Mishra, And Kenneth Erickson Paper for presentation at the 2005 AAEA annual meeting Providence, RI July 24-27,

More information

CITY OF HAYDEN COMMUNITY AND ECONOMIC DEVELOPMENT. Frequently Asked Questions Construction Contractors Registration

CITY OF HAYDEN COMMUNITY AND ECONOMIC DEVELOPMENT. Frequently Asked Questions Construction Contractors Registration CITY OF HAYDEN COMMUNITY AND ECONOMIC DEVELOPMENT BUILDING DIVISION FAQ S IDAHO STATE CONTRACTOR REGISTRATION AND LICENSING AND PUBLIC WORKS LICENSING Frequently Asked Questions--General Q. Who is required

More information

U.S. Department of Housing and Urban Development Office of Fair Housing and Equal Opportunity. Fair Housing. It s Your Right

U.S. Department of Housing and Urban Development Office of Fair Housing and Equal Opportunity. Fair Housing. It s Your Right Office of Fair Housing and Equal Opportunity Fair Housing It s Your Right A Message From The Secretary When the Fair Housing Act became law 29 years ago, not all Americans could live in the neighborhood

More information

This is a sample form for information ONLY. UTILITY INFRASTRUCTURE CONVEYANCE AND SERVICE AGREEMENT

This is a sample form for information ONLY. UTILITY INFRASTRUCTURE CONVEYANCE AND SERVICE AGREEMENT This is a sample form for information ONLY. A CSA will be tailored to your project at the appropriate time during the development process. Please contact the Development Services Team for additional information.

More information

Services connected with Immovable Property

Services connected with Immovable Property Services connected with Immovable Property Services connected with Immovable Property This document should be read in conjunction with section 33(2) and section 34(c) of the VAT Consolidation Act 2010

More information

Internal Revenue Service

Internal Revenue Service Internal Revenue Service Number: 201250003 Release Date: 12/14/2012 Index Number: 856.04-00, 7704.03-00 ------------------------------------------------- ----- ----------------------------------------

More information

RENTAL AGREEMENT. Lot of Alpine Park Community

RENTAL AGREEMENT. Lot of Alpine Park Community PO BOX 1656 Dubuque IA 52004-1656 563.585.0592 alpineparkcommunity.com RENTAL AGREEMENT IT IS AGREED as of, by and between T-CORP, an Iowa corporation doing business as ALPINE PARK COMMUNITY MANUFACTURED

More information

https://checkpoint.riag.com/app/view/toolitem?usid=2b5fc2j20be35&fea...

https://checkpoint.riag.com/app/view/toolitem?usid=2b5fc2j20be35&fea... 1 of 59 10/24/2013 9:29 PM Checkpoint Contents Federal Library Federal Source Materials Code, Regulations, Committee Reports & Tax Treaties Final, Temporary, Proposed Regulations & Preambles Final, Temporary

More information

a) Tenant shall require its Contractor to provide and maintain the following insurance coverage:

a) Tenant shall require its Contractor to provide and maintain the following insurance coverage: TENANTS WORK Tenant shall perform its work, at its sole cost and expense, in accordance with Landlord s criteria and all applicable code requirements. All Tenant Work shall be subject to Landlord s prior

More information

The Retailer-Contractor Sales Tax Dilemma

The Retailer-Contractor Sales Tax Dilemma The Retailer-Contractor Sales Tax Dilemma T R I N A G R I F F I N N C G A R E S E A R C H D I V I S I O N R E V E N U E L A W S S T U D Y C O M M I T T E E N O V E M B E R 1 2, 2 0 1 3 Background Watch

More information

LOWER OXFORD TOWNSHIP ORDINANCE NO AN ORDINANCE ESTABLISHING REGULATIONS FOR HOLDING/RETAINING TANKS

LOWER OXFORD TOWNSHIP ORDINANCE NO AN ORDINANCE ESTABLISHING REGULATIONS FOR HOLDING/RETAINING TANKS LOWER OXFORD TOWNSHIP ORDINANCE NO. 4-2008 AN ORDINANCE ESTABLISHING REGULATIONS FOR HOLDING/RETAINING TANKS BE IT AND IT IS HEREBY ORDAINED AND ENACTED by the Board of Supervisors of the Township of Lower

More information

Exempt transactions. There are excluded from the computation of the amount of taxes imposed by this chapter: (1) Gross receipts from the sale

Exempt transactions. There are excluded from the computation of the amount of taxes imposed by this chapter: (1) Gross receipts from the sale 139.470 Exempt transactions. There are excluded from the computation of the amount of taxes imposed by this chapter: (1) Gross receipts from the sale of, and the storage, use, or other consumption in this

More information

LEASE AGREEMENT BETWEEN RAPID CITY ARTS COUNCIL, INC. AND CITY OF RAPID CITY

LEASE AGREEMENT BETWEEN RAPID CITY ARTS COUNCIL, INC. AND CITY OF RAPID CITY LF011106-12 LEASE AGREEMENT BETWEEN RAPID CITY ARTS COUNCIL, INC. AND CITY OF RAPID CITY 1. Parties. Lease made as of the day of, 2005, by and between the City of Rapid City, lessor, a municipal corporation

More information

LEASE OF IMMOVABLE PROPERTY. (Apartment/Townhouse/House)

LEASE OF IMMOVABLE PROPERTY. (Apartment/Townhouse/House) LEASE OF IMMOVABLE PROPERTY (Apartment/Townhouse/House) Compiled by: The Estate Agency Affairs Board 115 West Street, Sandown, Sandton. Private Bag X10, Benmore 2010. Tel (011) 883-7700 Fax (011) 883-5655

More information

Foreclosures Copyright 2014 Rogue Investor

Foreclosures  Copyright 2014 Rogue Investor Foreclosures www.rogueinvestor.com Copyright 2014 Rogue Investor Facts about foreclosures! 1.2 million homes are still in the process of foreclosure (January, 2014)! 2009: 1 in 84 homes were in foreclosure

More information

Contract Law Basics and Standard Form Construction Contracts ENSC SFU. Presented by: Bob Gill, MEng, PEng, FEC

Contract Law Basics and Standard Form Construction Contracts ENSC SFU. Presented by: Bob Gill, MEng, PEng, FEC Contract Law Basics and Standard Form Construction Contracts ENSC 406 - SFU Presented by: Bob Gill, MEng, PEng, FEC Overview > Contract Law Basics > Construction Contracts > Typical Forms > Project Delivery/Contract

More information

Transfer of Business

Transfer of Business This document should be read in conjunction with section 20(2)(c) of the Vat Consolidation Act 2010. (VATCA 2010) Document last reviewed December 2017 Table of Contents Introduction...1 2 What are transfers

More information

Financial Leasing of Capital Assets in Pork Production

Financial Leasing of Capital Assets in Pork Production Financial Leasing of Capital Assets in Pork Production Originally published as PIH-5. Authors: Chris Hurt, Purdue University Allan E. Lines, Ohio State University Gerry Schwab, Michigan State University

More information

GREENWAY BUSINESS IMPROVEMENT DISTRICT IMPROVEMENT PLAN

GREENWAY BUSINESS IMPROVEMENT DISTRICT IMPROVEMENT PLAN Final Proposed Draft for Boston City Council Submission GREENWAY BUSINESS IMPROVEMENT DISTRICT IMPROVEMENT PLAN This is the improvement plan (the improvement plan ), as that term is defined pursuant to

More information

RESIDENTIAL RENTAL AGREEMENT. Date: Landlord:

RESIDENTIAL RENTAL AGREEMENT. Date: Landlord: BASIC INFORMATION RESIDENTIAL RENTAL AGREEMENT Date: Landlord: Tenant(s): The following individual(s) hereinafter referred to as Tenant are authorized to occupy the Premises. Landlord rents to Tenant the

More information

PURCHASE AGREEMENT FOR STAIR STEP SCREENS AND WASHING PRESSES

PURCHASE AGREEMENT FOR STAIR STEP SCREENS AND WASHING PRESSES PURCHASE AGREEMENT FOR STAIR STEP SCREENS AND WASHING PRESSES This Agreement is by and between the CITY OF DEL RIO, TEXAS (herein called City or Buyer) and, (herein called Seller). City and Seller, in

More information

EASTERN WEST VIRGINIA COMMUNITY & TECHNICAL COLLEGE REGULATION No. AR- 7.10

EASTERN WEST VIRGINIA COMMUNITY & TECHNICAL COLLEGE REGULATION No. AR- 7.10 EASTERN WEST VIRGINIA COMMUNITY & TECHNICAL COLLEGE REGULATION No. AR- 7.10 TITLE: PURCHASE OR ACQUISITION OF MATERIALS, SUPPLIES, EQUIPMENT, SERVICES AND PRINTING General Summary Statement of Administrative

More information

Chapter 6. Construction Management

Chapter 6. Construction Management Chapter 6 Construction Management Chapter Six: Construction Management Table of Contents Page Supporting Materials...6-1 Procurement Methods...6-2 Construction Contract Requirements...6-3 Solicitation

More information

APPENDIX 'N' PROGRESS PAYMENTS FOR LARGE BUSINESS CONCERNS

APPENDIX 'N' PROGRESS PAYMENTS FOR LARGE BUSINESS CONCERNS 12 April 1999 APPENDIX 'N' PROGRESS PAYMENTS FOR LARGE BUSINESS CONCERNS Progress payments shall be made to the Seller when requested as work progresses, but not more frequently than monthly in amounts

More information

Electrical Safety Statutes and Regulations May 2018 Labor Standards and Safety Division Mechanical Inspection

Electrical Safety Statutes and Regulations May 2018 Labor Standards and Safety Division Mechanical Inspection Electrical Safety Statutes and Regulations May 2018 Labor Standards and Safety Division Mechanical Inspection Jobs are Alaska s Future MECHANICAL INSPECTION CUSTOMER COUNTER LOCATIONS Main Office MI -

More information

Mini-Thesis Siam University (International Master of Business Administration), Bangkok, Thailand 2015 CHAPTER IV

Mini-Thesis Siam University (International Master of Business Administration), Bangkok, Thailand 2015 CHAPTER IV CHAPTER IV 4. Land Issues: 4.1 Land Ownership: In Vietnam, land cannot be owned either by individuals or by entities, whether they are Vietnamese or foreign. The Constitution provides that land is owned

More information

LEASE AGREEMENT (College Housing Full Apartment) (2) SSN: (3) SSN: (4) SSN: (5) SSN: (2) (3) (4)

LEASE AGREEMENT (College Housing Full Apartment) (2) SSN: (3) SSN: (4) SSN: (5) SSN: (2) (3) (4) The parties signing below agree as follows: LEASE AGREEMENT (College Housing Full Apartment) Date of this Lease: As of, 20 Parties to this Lease and their addresses: Landlord: Lyon I LLC Address: P.O.

More information

RELOCATION ASSISTANCE EMINENT DOMAIN RELOCATION ASSISTANCE PLAN

RELOCATION ASSISTANCE EMINENT DOMAIN RELOCATION ASSISTANCE PLAN RELOCATION ASSISTANCE PLAN The Dallas Independent School District (the District ) has adopted the following provisions for its Relocation Assistance Plan as required under Title 4, Chapter 21, Section

More information

CAPITAL ASSET POLICY

CAPITAL ASSET POLICY CAPITAL ASSET POLICY POLICY STATEMENT Morningside College, through each of its operating departments acquires and disposes of capital assets. Each department is responsible for following College procedures

More information

Reg. Section 1.263(a)-3T(h)(3)(iii)(A) Amounts paid to improve tangible property (temporary).

Reg. Section 1.263(a)-3T(h)(3)(iii)(A) Amounts paid to improve tangible property (temporary). Reg. Section 1.263(a)-3T(h)(3)(iii)(A) Amounts paid to improve tangible property (temporary). CLICK HERE to return to the home page (a) Overview. This section provides rules for applying section 263(a)

More information

Please read all pages and sign pages 1, 2, 7 & 8 (Tenant & Guarantor)

Please read all pages and sign pages 1, 2, 7 & 8 (Tenant & Guarantor) LETTING AGREEMENT DATE PARTIES 1. Landlord National College of Ireland 2. The Tenant **Please sign** 3. The Guarantor **Please sign** Please read all pages and sign pages 1, 2, 7 & 8 (Tenant & Guarantor)

More information

BASTROP COUNTY TAX ABATEMENT POLICY. (Guidelines and Procedures)

BASTROP COUNTY TAX ABATEMENT POLICY. (Guidelines and Procedures) BASTROP COUNTY TAX ABATEMENT POLICY (Guidelines and Procedures) BASTROP COUNTY POLICY: Minimum investment - New business: $5,000,000 Expansion: $3,000,000. 1. Applicable to new construction and expansions/modernization.

More information

GST Impact on Real Estate CMA Bhogavalli Mallikarjuna Gupta Founder : India-gst.in Director Business Advisory Services, Procode Softech India Pvt Ltd

GST Impact on Real Estate CMA Bhogavalli Mallikarjuna Gupta Founder : India-gst.in Director Business Advisory Services, Procode Softech India Pvt Ltd GST Impact on Real Estate CMA Bhogavalli Mallikarjuna Gupta Founder : India-gst.in Director Business Advisory Services, Procode Softech India Pvt Ltd SME, Speaker, Author & Advisor - Indian GST, GCC VAT

More information

TUCSON and SOUTHERN ARIZONA

TUCSON and SOUTHERN ARIZONA TUCSON and SOUTHERN ARIZONA End of Year Housing Report (52) 818-454 Stephen@TeamWoodall.com 217 End of Year Housing Report SALES & INVENTORY Housing market trends For the overall real estate market in

More information

NOTICE TO LESSOR AND LESSEE: PURSUANT TO THE REQUIREMENTS OF K.S.A , 3739(1) and 3743, as amended. NO LEASE

NOTICE TO LESSOR AND LESSEE: PURSUANT TO THE REQUIREMENTS OF K.S.A , 3739(1) and 3743, as amended. NO LEASE State of Kansas REAL ESTATE LEASE AGREEMENT Requisition No. Department of Administration Division of Facilities Management Agency Contact No. NOTICE TO LESSOR AND LESSEE: PURSUANT TO THE REQUIREMENTS OF

More information

REPORT TO COUNCIL City of Sacramento

REPORT TO COUNCIL City of Sacramento REPORT TO COUNCIL City of Sacramento 915 I Street, Sacramento, CA 95814-2604 www. CityofSacramento.org Information April 27, 2010 Honorable Mayor and Members of the City Council Title: Restructuring Building

More information

NC General Statutes - Chapter 153A Article 15 1

NC General Statutes - Chapter 153A Article 15 1 Article 15. Public Enterprises. Part 1. General Provisions. 153A-274. Public enterprise defined. As used in this Article, "public enterprise" includes: (1) Water supply and distribution systems. (2) Wastewater

More information

Managing Capitalization and Expense Depreciation

Managing Capitalization and Expense Depreciation Managing Capitalization and Expense Depreciation PRESENTED BY: TRACY MONROE, CPA, MT, PARTNER LISA LOYCHIK, CPA, PARTNER JON WILLIAMSON, CPA, MT, MANAGER July 10, 2018 Welcome & Introductions Tracy Monroe,

More information

BEN HUR SHRINERS BUILDING RENTAL LEASE AGREEMENT. Ballroom

BEN HUR SHRINERS BUILDING RENTAL LEASE AGREEMENT. Ballroom BEN HUR SHRINERS BUILDING RENTAL LEASE AGREEMENT This Agreement, made this_9th _day of_september, 2014 between Ben Hur Shriners, hereinafter called "LESSOR", and _Military Officers Association of America

More information