Friday, March 30, 2012

SOUTH TOWNSVILLE BUYING BONANZA ON EVE OF MARINA DEVELOPMENT


South Townsville's popular Sixth and Seventh Avenues is set to experience a buying bonanza next month as five properties within the precinct of the new South Townsville Village Residental and Marina Development goes under the hammer at auction on 28th April or sold beforehand.

The South Townsville Village Residential and Marina "development would take place on land left vacant by relocation of the marine industries, which presently occupy the site, to the Marine Industries and Boating Facilities Precinct."

"Relocation of these marine industries would become necessary when their ocean access was locked by the Eastern Access Corridor bridge (which is likely to have a low navigational clearance). The concept envisages small lot residential development with emphasis on ready access to the marine environment and to Townsville’s central area." (http://www.deedi.qld.gov.au)

The Sixth, Seventh and Boundary Street properties presents an amazing opportunity for investors and home buyers wanting to establish a property foothold in Townsville's only bayside, riverside and island suburb in which significant capital is being invested by government and commercial enterprises to enhence residental living so close the Townsville City heart.

The strategic location of these properties so close to hotels, resturants, transport, city and port facilities including new cruise ship terminal, Reid Park's V8 Supercar track, cultural precinct and Civic Theatre, schools and shops shines brightly as a beckon to astute buyers in North Queensland, Rapid Realty's Principal Aaron McLeod said.

Detailed information about each property is available on Rapid Realty's website (www.rapidrealty.com.au), South Townsville's only locally run and operated agency.

Rapid Realty Principal, Aaron McLeod

Friday, March 23, 2012

Are You Minding The Store? Executives Held Personally Liable For Unreported Sales Tax

Two recent decisions provide an important reminder for executives and tax managers of Internet retailers and remote sellers: Make sure that you: (1) understand your company’s sales and use tax obligations; (2) have a defensible position on state tax issues; and (3) pay attention to notices from state revenue departments, including those that come from outside your home state ― or you could find yourself subject to personal liability for unreported sales and use tax.

Most states’ tax laws deem sales/use taxes collected by a company to be held in trust for the state, and allow the state to impose personal liability upon responsible corporate officers for the failure to report and remit such “trust fund” taxes. Some state statutes go farther and impose liability on corporate officers for unreported tax.

In a New York State Tax Tribunal Decision (DTA No. 822971) issued on February 23, 2012, the CEO of a publicly-traded, online vendor of wireless phone devices and accessories was determined to be personally liable for unpaid sales tax, largely with respect to shipping and handling fees charged by his company on sales to consumers. The CEO argued that he could not be held personally liable because, among other things: (1) the company had a tax department that handled such matters, on which he relied, and that reported to the company’s CFO; (2) the company further relied upon outside accountants and auditors to ensure tax compliance; (3) the size of the company and number of transactions involved made monitoring them impossible for the company’s chief executive; and (4) the CEO did not sign the company’s sale tax returns. The Tax Tribunal rejected all of the CEO’s arguments, holding that he was a responsible officer with the power to exercise oversight over all functions related to sales tax compliance, and could not avoid liability by arguing that he relied upon others – even a full tax department and outside tax professionals – to ensure the company’s compliance.

In Eberhardt v. Michigan Department of Treasury, Michigan Court of Appeals No. 299532 (March 8, 2012), the Court upheld the imposition of personal liability against the sole shareholder and responsible corporate officer of an Indiana retailer of spas and related supplies, for unreported tax on sales to Michigan residents. The Department had previously issued an assessment for unpaid sales/use tax to company, which failed to respond. The Department subsequently assessed the shareholder for the amounts not paid by the company on the theory that he was personally liable as a responsible corporate officer. The appellant responded by arguing that the State of Michigan lacked jurisdiction to issue the earlier assessment to the company. The Michigan Tax Tribunal upheld the assessment, and the Court of Appeals affirmed. The Court found that the corporate officer was barred by the company’s failure to respond to the original sales tax assessment to raise the issue of lack of jurisdiction over the company as a defense. The Court therefore affirmed the imposition of liability of over $225,000 against the appellant.

These recent decisions should be a wake-up call for all corporate officers and tax managers – whether they work in a sole proprietorship, small private company, or even in a large, publicly traded company – to be certain that the they are confident the company’s state sales/use tax affairs are being handled appropriately, and tax counsel consulted where they have meaningful doubt or uncertainty regarding the company’s compliance. Failure to exercise proper oversight responsibility could mean the company’s tax liabilities become their own.

Wednesday, March 14, 2012

Obama Administration Releases Consumer Privacy Bill of Rights

In April 2011, Senators Kerry and McCain introduced a bill entitled the “Commercial Privacy Bill of Rights." As discussed in this space, the bill would have required online collectors of information to permit individuals to opt out of the collection of information about browsing and shopping activities and required affirmative consent (opt-in) for the collection of sensitive personally identifiable information, including email addresses. The bill’s introduction was met with significant hand-wringing by the online business community about the impact that it might have on the business practices of even the most reputable electronic merchants. The bill was referred to committee, and little has been heard about it since.

But the issue has not gone away. Apple, Google, Facebook, Path, UPromise, and others have all suffered embarrassing public relations setbacks as a result of the exposure of certain of their practices relating to the collection and use of user information.

In the meantime, the Obama Administration has shifted its focus to a (mostly) non-legislative solution to the perceived need for more robust protection of consumers’ online privacy. On February 23, 2012, the Obama administration published A Consumer Privacy Bill of Rights The Consumer Privacy Bill of Rights provides for industry self-regulation coupled with the prospect of government enforcement in the event that industry fails to do the things that it claims it will do. It would apply to “personal data,” broadly defined as any data that can be linked back to an individual.

The seven principles enshrined in the Consumer Privacy Bill of Rights are as follows:
  1. “Consumers have a right to exercise control over what personal data companies collect from them and how they use it.” This principle would require that consumers be given an appropriate measure of control over the personal data that companies collect and use. The control mechanisms should be simple and be commensurate with the scope and sensitivity of the data being collected.
  2. “Consumers have a right to easily understandable and accessible information about privacy and security practices.” This principle would require clear and meaningful disclosures of the types of date collected, why the data is needed, how it will be used, and whether and for what purpose it might be shared with third parties.
  3. “Consumers have a right to expect that companies will collect, use, and disclose personal data in ways that are consistent with the context in which consumers provided the data.” Pursuant to this principle, companies should limit their use and disclosure of data to purposes that are consistent with the relationship that the company has with the consumer, and the context in which the data was disclosed.
  4. “Consumers have a right to secure and responsible handling of personal data.” This principle imposes an obligation on companies to handle personal data in a responsible manner and to maintain reasonable safeguards against loss, unauthorized access, or disclosure.
  5. “Consumers have a right to access and correct personal data in usable formats, in a manner that is appropriate to the sensitivity of the data and the risk of adverse consequences to consumers if the data is inaccurate.” This concept would require that, at least with respect to certain kinds of sensitive data, companies should permit consumers to view information that has been archived about them and allow consumers to make corrections to that data.
  6. “Consumers have a right to reasonable limits on the personal data that companies collect and retain.” Under this theory, companies should only collect as much data as they need to accomplish the disclosed purpose of their data collection and should delete the data when it is no longer necessary.
  7. “Consumers have a right to have personal data handled by companies with appropriate measures in place to assure they adhere to the Consumer Privacy Bill of Rights.” This provision would require training of employees and accountability to enforcement authorities in the event of noncompliance with the principles embedded in the Consumer Privacy Bill of Rights.
The basic provisions of the Consumer Privacy Bill of Rights are so general as to be virtually meaningless without significant additional work. The administration’s plan is to work with stakeholder groups from various industries though what it refers to as a “multistakeholder process” to develop the practices and technologies necessary to implement these general principles. The stated objective is to draft a set of guidelines specific enough to be enforceable But, at least initially, the process does not contemplate enforceable legislation or regulation. Rather, the working groups would establish best practices which companies would then have the opportunity to adopt. In the event that a company fails to comply with the voluntarily undertaken rules, it would be subject to potential enforcement action by the FTC. Ultimately, however, the administration acknowledges that it would be in favor of legislation providing the FTC and the various state attorneys general to enforce the industry-written guidelines.

Although the substantive provisions of the Consumer Privacy Bill of Rights are very general, the document contains some clues as to the administration’s priorities among the specific provisions of the final codes of conduct.   Nevertheless, the text of the report foreshadows some of the specific rules that appear to be important to the administration:
  1. It appears likely that changes to browser technology (something akin to Firefox’s “private browsing” tool) may play an important role. Major online players such as Google and the Digital Advertising Alliance were involved in the drafting of the document and the publishers of the major browsers have apparently agreed to honor consumers’ “do not track” selections.
  2. On0e of the seven basic principles focuses on accessibility to information and the ability of consumers to correct mistakes.Many collectors of online data currently do not provide either of those capabilities, so it will be interesting to see in what direction the discussion moves on that topic.
  3. The “individual control” discussion, a discussion of the complexities presented by third party aggregators of data, must be addressed. These third party aggregators may have no direct relationship with consumers, and include those who search publicly available sources of data for the purpose of building profiles of individuals. These entities currently are not within the reach of privacy regulations, but the focus on that model suggests that they may be within the reach of the new standards.
It remains to be seen whether the process envisioned by the Obama Administration will actually result in any enforceable or meaningful development in the privacy area. And there is no guaranty, of course, that Congress will refrain from acting in the meantime, or that various states may act on their own. It is certain, however, that the conversation will continue, and that the outcome has the potential to be very important to members of the direct and online marketing communities.

Friday, March 9, 2012

More Cautionary Tales of State Tax Laws With Retroactive Effects

We have written before about retroactive tax laws, but there is reason for concern that the phenomenon of states resorting to retroactivity may be on the rise. In the most recent case to wind its way to the end of the state appeal process, the Michigan Court of Appeals upheld a statute that amended Michigan’s use tax code with an effective date 5 years prior to its enactment. General Motors Corp. v. Department of Treasury, 290 Mich. App. 355 (2010), appeal denied, 489 Mich. 991 (2011), and cert. denied, 132 S.Ct. 1143 (2012). The Michigan Supreme Court denied review in the case last year, and the U.S. Supreme Court refused to review the decision a few weeks ago, in late January 2012. The decision by the GM Court, which cited the Kentucky case discussed in our earlier blog post, Miller v. Johnson Controls, 296 S.W.3d 392 (Ky. 2009), rehearing denied (2009), and cert. denied, 130 S.Ct. 3324 (2010), suggests that the legal standard a state must satisfy to amend its tax law retroactively is, in many instances, not very exacting.

GM concerned a statute passed by the Michigan legislature to block the giant automaker (and potentially other companies) from obtaining a refund of use tax paid on “demonstration” vehicles driven temporarily by GM employees, but expressly held by GM in inventory for resale, and later sold to consumers. Over the years, GM had paid tens of millions of dollars in use tax based on the Michigan Department of Treasury’s enforcement position, asserted in audits of the company, that GM was required to self-assess and pay Michigan use tax as a result of its employees’ temporary use of the vehicles in the state.

However, in 2006, the Michigan Court of Appeals held (in a case involving auto dealerships) that such demonstration vehicles acquired and held for resale were not subject to use tax, and that interim employee use did not result in conversion of the autos’ use to a taxable use, as the Department argued. The Michigan Supreme Court affirmed the relevant portion of the Betten decision in 2007. Betten Auto Center, Inc. v. Department of Treasury, 272 Mich.App. 14, 20-22 (2006), aff’d in pertinent part, 478 Mich. 874 (2007).

GM promptly filed refund claims for prior years seeking more than $115 million in overpaid use tax. On top of that, the Michigan Department of Treasury estimated that, for all potential claimants, the total refund exposure to the state was in excess of $250 million.

To prevent the risk of a substantial loss in (erroneously) collected revenue, the Michigan Legislature also took swift action. In October 2007, the legislature enacted a law that preserved the Betten decision as to the specific taxpayers in that case (the auto dealerships), but retroactively amended the use tax to codify the Department’s “conversion to a taxable use” approach, effective as of September 30, 2002. The law made clear that the Legislature’s intent was to deny any claim for a resale exemption by another taxpayer based on the Betten decision. The Department thereafter denied GM’s refund claims, and the company sued, asserting multiple constitutional violations, including a deprivation of its due process rights.

Although GM prevailed before the lower court, the Court of Appeals rejected GM’s claims for refund. The Court agreed with GM that the change in the use tax law did not merely clarify the existing tax code, but in fact effected a substantive change. However, the Court stressed that, under applicable Supreme Court precedent, including United States v. Carlton, 512 U.S. 26 (1994), taxpayers have no vested right in the continuance of any tax law (and generally no claim for an unconstitutional taking of property under the tax code, except where laws are so arbitrary as to be confiscatory). As a result, the court found tax laws are generally subject to the relatively lenient standards of “procedural” due process (as opposed to the more stringent standards of “substantive” due process applicable to vested or fundamental rights).

Under the procedural due process standard, the law’s retroactive application must merely be “rationally related to a legitimate legislative purpose.” The Court noted that Carlton and other Supreme Court decisions establish that the goal of preventing a “significant and unexpected revenue loss” has been repeatedly upheld a legitimate purpose, to which a change in the tax code is rationally related. The Michigan Court also rejected the claim that a five year period of retroactivity was excessive, holding that there is no fixed limit on the period of retroactivity, and that such determinations must be made on a case-by-case basis.

It remains to be seen how far states will push the concept of retroactivity. As a matter of enforcement practice, the New Jersey Division of Taxation announced in early 2011 that it intended to apply the principles of “economic nexus” to require payment of the New Jersey Corporation Business Tax by out-of-state service providers with customers in the state, effective for all periods after January 1, 2002 ― a retroactive look back period of 9 years. In Connecticut last year, the legislature adopted an “affiliate nexus law” with a future effective date. Then, after Amazon.com terminated its Connecticut affiliates, the legislature amended the law to give it a retroactive effective date, prior to the date Amazon sent its termination letters. (There have been no reports that the Connecticut Department of Revenue Services has sought to enforce the law retroactively, however.)

Many state legislators and tax officials likely recognize the policy concerns raised by amending tax laws retroactively, but in tough economic times, the Supreme Court’s recent refusal to review the GM case may further embolden state legislatures and revenue departments seeking retroactive enforcement of tax law changes. Remote sellers and Internet retailers should be watchful and aware of the risks of such efforts.

Monday, March 5, 2012

Home Inventories Shrink in Ventura County

Decreasing home inventory is very good for home sellers. It’s just supply and demand – when there is less supply there is usually greater demand, ie: Gradually increasing home prices. Although this may be just a short term decrease in inventory, I’m cautiously optimistic. Here’s why…



Every month I do a little report for myself to see where our market is heading. Generally I see mild trends that may not change significantly for 6 or 8 months at a time. This month was different.




In Camarillo, the total number of Single Family Detached homes for sale dropped from 155 to 134 - Townhomes dropped from 43 to 34. Last July we had over 200 SFD homes on the market, so to drop to 134 homes in just 8 months is a strong trend.



In Oxnard, the total number of SFD homes for sale dropped from 253 in January to 147 at the end of February! Townhomes dropped from 168 Units to 77 Units! The number of properties that went into contract was still high but that is because there is usually an average 30 – 90 day lag between when homes are listed and when they go under contract (accept an offer).



Most of the other statistics I check showed similar drops as you can see.

It appears that we are beginning to see a possible shift in our marketplace from a strong buyers market to the possibility of a housing inventory shortage.



The next several months could be very significant in terms of changing from a buyers market to the beginning of a sellers market. Certainly these numbers (if they continue to fall or hold at these low values) would tend to indicate that our market is bottoming.



A continuing trend like this would seem to point the way in Ventura County towards gradually improving home values.



Mark Thorngren





Mark Thorngren

Realtor DRE# 01413932

Movewest Realty Inc.

Direct (805) 504-0228

Mark@MarkThorngren.com

www.MarkThorngren.com



Free Realty Times Video News Letter







Fair Warning



This email is for folks who are considering the purchase of a new home sometime this year. I have included 2 attachments which describe in detail our local market changes for Camarillo and Oxnard. Basically, our existing home inventory is shrinking rapidly. Fewer homes to pick from means increasing home prices.



Silverio Garcia is a local Mortgage Broker who sent me today - the email you see below. This combination of inventory changes and increasing mortgage costs have not taken effect yet, but they may indicate some changes for buyers, that will soon make home ownership more expensive. I’m thinking sometime yet this year we may begin to notice some gradual price changes.



Here is Silverio’s email:

I'm sure by now you have heard rumors that FHA is increasing their premiums. While a Mortgagee Letter has not yet been issued we felt that we should introduce the information we have at this point. When the Mortgagee Letter is posted we will issue a formal notification of change.




With the increases hopefully borrowers who have just been thinking about buying may be ready to spring into action to avoid the increases. Please inform all of your clients of these changes and let’s get them into escrow before these changes are effective. Please call me 805-479-9283 if you have any further questions or if you need any of you clients to be pre-approved TODAY!!!!!!!!!





Increased annual premium - 10 basis points across for the board to 1.25% ( Today it’s 1.15%)

Implementation - April 1, 2012: Case numbers assigned on or after April 1st



Additional annual premium increase for loans over $625,500 - 25 basis points to 1.50% ( Today it’s 1.15%)

Implementation delayed until June 1,2012: Case numbers assigned on or after June 1st



Increased upfront premium - 75 basis points: Total upfront premium - 1.75% (Today it’s 1.0)

Implementation - April 1, 2012: Case numbers assigned on or after April 1st

Applies to all loans regardless of LTV or amortization term



Silverio Garcia