When it is not possible to carry out the transaction within the typical 180 day period, such as a major construction project, or unique properties, you will need a Parking Arrangement. This type of transaction is by its very nature, much more complex and deals in those situations when the amount of taxable gain may be very large.
Replacement property can be acquired and parked with a qualified intermediary (QI), as defined in Regs. Section 1.1031(k)-I (g)(4), or more likely, an affiliate of a QI. The funding for the property would typically come from guarantees or loans of the taxpayer (or from entities related to the taxpayer). There would typically be indemnifications against liabilities and losses, and often puts and calls, so that the parking entity would not get stuck with the property, or that the parking entity could refuse to transfer the property to the taxpayer. The replacement property would be net leased to the taxpayer, and there would be offsets of rentals against debt service on the loan.
A Parking Exchange is acknowledged by the IRS for long term business arrangements where businesses or individuals may acquire and/or construct facilities that would take more than 6 months to acquire or construct. This includes the time necessary for due diligence, zoning approval, government approvals and loan restructuring. Due to the fact that each of these situations has their own unique concerns, no two of these transactions are alike and each transaction must be structured to fit your needs. It is important for clients NOT to try to use related parties in parking exchanges.
When we handle a parking exchange for you, despite complexity or size, you will have a solution tailor made for your business. Our tax opinion will guarantee the tax effect of the transaction for you and the IRS. Our staff is available at any time by telephone, fax, e-mail or in person to answer your questions and provide guidance every step of the way.
A Section 1031 Exchange always involves tax planning. The strategy involved is selected based upon the best possible result for you and your business. There are many ways to defer taxes and to structure an Exchange. Our staff takes the time to learn your concerns and goals and craft a strategy to meet that goal, guaranteed.
Call us at 1-800-427-7212 or email Steve@spe1031.com. If you have your transaction details handy, we can get right to work.