OZs and Affordable Housing – Good Bedfellows in Nebraska

A bill in the Nebraska Legislature would give priority to federal opportunity zones (OZs) in the allocation of state Affordable Housing Trust Fund and other state programs.

As crafted, LB 87 would add OZs to already existing statewide enterprise zones in receiving priority for allocation of precious housing trust fund assistance. T

The bill would similarly prioritize OZs to receive Job Training Cash Fund, Site and Building Development Fund and Business Innovation Act assistance.

The legislation was referred to the Urban Affairs Committee and is likely to see movement in the coming weeks. This type of OZ together with other incentives at the state level is also seeing similar movement in Ohio and California for different types of incentives for job creation and housing.

If interested, give us a call at Duane Morris where we continue to track and execute on Opportunity Zone related matters for our clients and friends.

Opportunity Zones – Government Shut Down Stalls US Treasury Clarifications

Putting aside partisan points of view on the wall and whether a government shut down to get a wall paid for is a good idea, the shut down is already impacting US Treasury’s ability to finalize new regulations to clarify certain aspects of the Opportunity Zone program.

Comment letters have been sent in by various trade association and OZ groups my team and I are involved with to the IRS and Treasury but, unfortunately, the clarity we are looking for will need to wait until the shutdown has been resolved plus two weeks thereafter (at least) per a notice posted in the Federal Register. Open issues that the Real Estate Roundtable, Novogradac’s OZ team and others are seeking include the following:
◾Defining original use and substantial improvements
◾Two tiered structures and the “working capital” impact – 31 months
◾How vacant land might qualify as “original use” property
◾Clarifying how and when the 180 day rule applies to certain pass through entities
◾Clarifying how Section 1231 gains of pass through entities are eligible for deferral
◾Seeking a removal of the fixed end of 2047 for sale purposes to qualify for a stepped up basis
◾Clarification regarding the methodology for applying the 90% and 70% asset tests
◾Requesting limitations on non compliance penalties to the portion of the aggregate assets of a QOF that are funded with gains for which a deferral election has been made
◾Definition of “substantially all” – keeping the definition at 70% and generally requiring real property businesses to hold 90% of tangible property inside a QOZ
◾Clarifying if property that straddles a QOZ can treat the improvements as being all within the QOZ
◾Clarifying the requirement that a substantial portion of the intangible property of a QOZB be used in the “active conduct of a trade or business” in the QOZ
◾Clarifying the timing of capital gains and dividend treatment for REITs

While our clients are still closing deals and effectively using the OZ program to defer, reduce and ultimately, hopefully, create a capital gain free sale after 10-years at the federal level, additional clarity would, in fact, be nice.

Border security for sure, but let’s get these rules clarified now so we can spur investment where its needed without the histrionics and the child like tantrums.

See attached Novogradac letter to US Treasury for more details – https://www.novoco.com/system/files/group/Opportunity%20Zones%20Working%20Group/novogradac_wg_comment_letter_proposed_regs_122818.pdf

ESG – Is anybody listening, does anybody care – YES indeed!

Who Cares About ESG?

Before we answer the question “Who cares about ESG?” I think we should first define it. The acronym itself stands for environmental, social and governance factors that apply to a business or enterprise. According to Investopedia, E-S and G are the three main factors investors consider with regard to a firm’s ethical impact and sustainable practices. The site gives some examples that fall under each of the broad headings, including “the company’s impact on climate change or carbon emissions, water use or conservation efforts, anti-corruption policies, board member diversity, human rights efforts and community development.”

ESG and sustainability are often used interchangeably (even though they are not) because the investor community tends to refer to ESG whereas companies tend to refer to these criteria under the umbrella of sustainability. Regardless, Nasdaq reports that both terms refer to the ESG factors that “can impact a company’s ability to execute its business strategy and create value.”

So, who cares about ESG? Certainly member states of the U.N. who signed on to the organization’s Sustainable Development Goals (SDGs) are monitoring, measuring and verifying these criteria. And, moving from the perspective of the nation state to an enterprise, more than 12,000 have pledged to support the 17 SDGs of the 2030 Agenda for Sustainable Development. Drilling down to the individual level, Thomson Reuters notes that we’re in the midst of the “the largest inter-generational transfer of wealth ever seen, with some US $24 Trillion expected to be under the control of the millennial population by 2020.” Yes, by next year. And, just as millenials value purpose in their work, they also choose investments that reflect their values.

At Duane Morris, we strive to serve our clients as trusted business partners so we can deliver them exceptional value. Throughout the year, starting later this month, we will be convening business leaders to take a deeper dive into various ESG topics that are affecting their companies and creating opportunities for investors and venture partners. In addition to this blog, we will also be hosting a webinar series and will seek to create additional content as ESG-related issues arise through new legislation and regulatory mandates.

With so much of the world’s attention on the impact we’re having on our collective environment and in our communities, and with so much of the world’s wealth at stake, perhaps the real question is not who cares about ESG, but, rather who isn’t concerned about ESG?

#ESG #sustainability #GRESB #SDG #SASB #GRI

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The opinions expressed on this blog are those of the author and are not to be construed as legal advice.

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