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Industry News - 03_’13: Affordable Care Act: FAQ on Small Employer Tax Credit

To help its members comply with health care coverage requirements under the Federal Patient Protection and Affordable Care Act (ACA), Washington Lodging Association hosted a series of conference calls with health care policy expert Donna Steward. She spoke on small employer requirements and tax credits on January 25, 2013.  Listen to a podcast of the call here. If you have trouble accessing the podcast, please cut and paste the following into your browser: http://healthcarewire.org/2013-01-25healthcare.mp3.

 

Small Employer Tax Credit Available Under the Federal Patient Protection and Affordable Care Act

(January 25, 2013) The federal Patient Protection and Affordable Care Act provides tax credits to qualifying small employers that choose to provide health care coverage to their employees.  While the federal law does not require employers with 50 or fewer full-time equivalent employees to provide coverage, they have established this tax credit as an incentive for qualified small employers interested in doing so.  The credit is available to small employers with fewer than 25 full-time equivalents that pay less than $50,000 in average annual wages, and is available from 2010 through 2016.  Those accessing the credit prior to 2014, are allowed a credit of up to 35% of the cost of the coverage the employer provided.  After 2014, small employers choosing coverage in a state-based health exchange, are eligible for a tax credit of up to 50% of the cost of coverage, while those that continue with coverage in the private market will be able to continue accessing the up to 35% tax credit.

 

Which small employers are eligible for the tax credit?

To qualify for the tax credit, the employer must employ 25 or fewer full-time equivalent employees and pay less than $50,000 per year in average annual wages. 

Am I guaranteed a credit of 35% of the cost of the coverage I provide?

No.  The value of the credit is determined on a sliding scale.  The more FTEs you have and/or the higher your annual wages are, the lower the credit you will receive.  The credit is completely phased out for those that have 25 FTEs no matter what they pay in annual wages, and also for those that pay $50,000 or more in annual wages, no matter how many employees they have.

Is the credit based on the total cost of the premium or just the amount I as the employer pay toward the premium?

The value is based on the amount you as the employer contribute to the cost of employee only coverage and requires that the employer must pay at least 50% of the cost of the coverage.

Do I use the same method of determining FTEs as that used to determine my employer size for the employer responsibility provisions?

Unfortunately, no.  The IRS wants employers to use the following process to determine their employer size for this tax credit:

  • Add up the total hours of service for which you paid wages to employees during the year (but not more than 2,080 for any one employee).  Divide the total hours by 2,080.  If the result is not a whole number, round down to the next lowest whole number.
    • Note that total hours of service include each hour for which an employee is either paid or entitled to be paid (ie, vacation, paid holidays, etc), during the employer’s tax year.   Be sure to include all hours of paid leave in the calculation above (but not more than 160 hours of entitled to be paid/leave hours per employee).
  • Employers are allowed to exclude hours paid to:  a partner in a partnership; a shareholder owning more than 2 percent of an S corporation; owners owning more than 5 percent of the business; and family members of the owner, qualifying partner or qualifying shareholder, from the calculation above.
  • After the calculation, employers with more than 25 FTEs will be ineligible for the tax credit

How do I determine average annual wages?

The IRS recommends that you use the following to determine average annual wages: 

  • Add up the total wages paid by the employer to qualifying employees during the tax year.  Divide by the number of FTEs for the year.  Round down to the nearest $1,000 (if not a multiple of $1,000).  Include only wages paid for hours of service, using the definition of wages provided by the Federal Insurance Contributions Act (FICA) (without regard for the wage base limitation).
    • Exclude wages paid to:  a partner in a partnership; a shareholder owning more than 2 percent of an S corporation; owners owning more than 5 percent of the business; and family members of an owner, qualifying partner or qualifying shareholder.

I have 22 FTEs but only 6 of them are enrolled in the health plan I offer.  Do I calculate the hours worked and annual wages of just these six employees to determine my eligibility for the credit?

No, you must calculate the hours worked and annual wages of all employees to determine eligibility, not just those of employees enrolled in your health plan.

What if I pay different premium amounts for employee and employee plus dependent coverage – do I aggregate the costs of both to determine total premiums paid?

It depends.  You may only count costs attributed to employee only coverage.  However, if you as the employer contribute a higher amount to employee plus dependent coverage than you do to employee only coverage , you may attribute an employee only cost for those employee’s accessing employee plus dependent coverage.  If you contribute less but are still paying at least 50% of the premiums for the employee plus dependent coverage, you may count the exact amount contributed.  However, if you pay less than 50% of the employee plus dependent coverage, you may not count any of the premium amount you contributed to the cost of their coverage.

Can I include amounts contributed to an HRA in the overall cost of premiums?

No.  Employers may not include employer contributions to health reimbursement arrangements (HRAs), health flexible spending arrangements (FSAs), or health savings accounts (HSAs) in the calculation of premiums paid. 

I also provide dental coverage.  Should I include the cost of this coverage in the calculation of premiums paid?

Yes, costs of standalone dental and vision health plans may be included in the calculation of premiums paid.

I provide a very rich benefit package to my employees.  Will my generosity exclude my ability to access a premium credit?

No, it will not preclude your eligibility but the law caps the amount an employer can claim for premiums paid by establishing an average premium allowance in each state.  All amounts paid beyond the cap will be disregarded by the system as the credit is calculated.  While you will still be eligible for the credit, the credit may not be as high as you initially calculate once the premium cap is taken into consideration.

Are there any downsides to accessing this credit?

Potentially.  The amount of the tax credit must be subtracted from the existing deduction employers already receive for providing health care coverage (employers are allowed to deduct the value of health care coverage provided to their employees).  If an employer is in a situation where the amount of the deduction is what determines whether the employer will pay additional federal taxes of not, subtracting the amount of the tax credit from the deduction amount could force that employer to pay more in federal taxes than they would pay had they not applied for the credit.

If I access the up to 35% tax credit this year, am I eligible for the up to 50% tax credit next year?

Potentially.  The up to 50% tax credit is available for those employers that purchase health care coverage in the state-based exchange.  If you are currently providing health care coverage, you are purchasing that coverage from the private health insurance market, not the new government program.  In order to access the higher tax credit amount, you will need to drop the private market coverage you have now, and purchase coverage from the new state exchange in 2014.

If I choose to keep my private market health care coverage, will I still be eligible for a tax credit in 2014? 

Yes, employers that choose private market health care coverage are eligible for the tax credit of up to 35% of premium costs through 2016.

I am just learning about this tax credit and have provided health care coverage for years.  Is there any way I can apply for the credit on past returns?

Potentially.  The law does allow you to submit amended tax returns to take advantage of the credit.  You should consult with your accountant or tax adviser to see whether you would benefit from accessing the credit on past returns.

 

Prepared by Donna Steward, President, Kiawe Public Affairs, for Washington Lodging Association

This publication is intended to inform employers about provisions of the Patient Protection and Affordable Care Act and how those provisions may affect them.  This information should not be construed as legal advice, and readers should not act upon the information contained therein without professional counsel.



2012 - 12_12: 10 things every borrower and financier should know, part 2

blogger

Ask the Hotel Lawyer™ By James Butler
Jim Butler, partner, JMBM, Los Angeles

(The views and opinions expressed in this blog are strictly those of the author.)

 

Most hotel buyers will want financing. Some of the big REITs or other cash-rich players will buy for all cash and then find financing at their leisure. That gives them an advantage in bidding on hot properties. But most buyers will want financing to pay for their acquisition.

Either way, there are some things your mother may not have told you, but as a buyer (and a borrower) in a hotel purchase, you really should know these 10 things that my partner, hotel lawyer Jeffrey Steiner, lays out for us in his article.

(Because of the length of this article, it is presented in two parts. Here is part two; to read part one, click here.)

Buying a hotel and financing a hotel purchase: 10 things every borrower should know, part 2

6. Limits on other indebtedness

The loan documents may restrict the borrower from having any indebtedness other than the mortgage loan, with an exception for a limited amount of accounts payable that may be outstanding for a short time (consistent with the normal payment cycle — such as 60 days), as long as the indebtedness is not evidenced by a promissory note. The aggregate amount of other indebtedness that may be outstanding at any time will ordinarily be expressed as a percentage of the mortgage loan amount (such as 2%). The borrower should review the historical accounts payable levels and payment cycle to make sure it can comply with the loan document limits. Also, equipment leases are considered to be other indebtedness, so the amount and time limits may need to be adjusted to take them into account. For instance, an additional 1% or 2% may be permitted (or the total other indebtedness cap increased) for leases of equipment that are normally leased in the hospitality industry, such as airport shuttles, other vehicles, and office equipment.

7. Trademarks

A trademark or service mark is a word, symbol, or design that identifies and distinguishes a source of goods or services. If a hotel is not using branded names licensed from others, the hotel name and names of facilities within the hotel, such as restaurants, bars, and spas may be trade marks or service marks, the rights to which the hotel owner may protect by registration in the United States Patent and Trademark Office. If in its underwriting, a lender determines that the trademarks or service marks add value to the hotel, it may require that the trademarks or service marks be registered to protect the hotel owner's interest (unless already registered), so that the lender can have the registration protection benefits following a foreclosure. The pledge of the trademarks and service marks may also then be registered in the Patent Office. Based upon the pledge, the trademark and service mark rights can be foreclosed upon in the case of a default, so that the lender or other successor owner has the protected use rights afforded by the registration. In granting such a pledge, a hotel owner has to be careful if it uses, or may use in the future, its trademarks or service marks at other locations. If unlimited rights are pledged to its lender on one hotel, the lender could receive the rights to the tradenames and service marks for all locations in which they are or may be used, and that may not be the hotel owner's intention. In such a case, the hotel owner should establish a licensing arrangement and only grant the lender a security interest in the relevant license (for the property being financed), so that upon a foreclosure the lender does not receive by foreclosing ownership of the trademarks or service marks in use at other hotels or potential use rights at other locations.

8. Liquor licenses

If alcoholic beverage sales represent an important part of a hotel's business, a hotel lender will want to ensure the orderly transfer of the rights to sell alcoholic beverages following a foreclosure. State laws generally have strict qualifications for persons permitted to be issued liquor licenses or to acquire through a transfer existing liquor licenses. Also, the number of liquor licenses available in a particular jurisdiction may be limited. Under California law, a lender cannot take a security interest in a liquor license, and agreements to sell liquor licenses made more than 6 months in advance of the transfer date will not be accepted by the state authorities. Lenders will evaluate the applicable state law requirements and limits to determine what viable steps must be taken to assure that the lender or other successor owner following a foreclosure may take control of the liquor license and continue alcoholic beverage sales at the hotel. As an example, assuming the hotel loan is nonrecourse to the borrower, the lender may require that the borrower's failure to effect the orderly transfer of the liquor license and alcoholic beverage operations upon a foreclosure be a carve-out for which the borrower and guarantor would be liable either for losses attributable to the failure or for the entire loan deficiency. Another way to allow the hotel lender to gain control of the liquor license following foreclosure is to have the license held by a separate entity initially controlled by the borrower in which a party friendly to the lender has a minority interest. Upon a foreclosure, the minority interest is granted control rights over the liquor license. Borrowers should expect to encounter these and other creative means from their lenders to gain control over liquor licenses following a foreclosure, depending upon the restrictions on liquor license transfers in the applicable state laws.

9. Timing of lender remedies

Under California law and typically under other state laws, the timing and procedures for a lender to foreclose on the real property collateral securing a hotel loan may be different than those under the Uniform Commercial Code for foreclosing on personal property. The collateral assignment of the hotel management agreement may provide for the immediate exercise of lender remedies respecting that agreement following a loan default. Also, under California law, in the case of periodic payment defaults, the borrower has reinstatement rights that give it an extended cure period by law before the lender may complete a real property foreclosure. This law does not restrict the lender's remedies against personal property collateral, even though the borrower's reinstatement period is still pending.

Although the hotel lender will ordinarily conduct a unified foreclosure sale of real and personal property and not have an incentive to exercise its remedies against the personal property or hotel management agreement before completing the real property foreclosure, it might do so to place maximum pressure on the borrower. Consequently, the borrower may want to negotiate a requirement that the lender use the unified sale procedure to foreclose on real and personal property collateral concurrently.

10. Lender approval mechanism

As noted in a number of the points above, the issue of timing of a lender response to borrower requests for its approval is important in many contexts given the immediate impact on hotel operations that a delay in obtaining lender approval may have. Loan document provisions are sometimes written in a way that suggests the lender is committed to communicating its decision within a specified time period while it actually is not. For instance, a loan document provision might say the borrower must request the lender's approval of a change in management at least 30 days before the borrower wants the change to take effect. That provision does not commit the lender to act in 30 days. Also, borrowers have become more sensitive to timing issues in connection with securitized loans because the loan will be administered by a servicer with which the borrower does not have a prior lending relationship. For these reasons, the borrower should negotiate loan document provisions applicable to all lender approval rights concerning important hotel operational issues requiring the lender to respond with its approval or disapproval within a specified reasonable period and addressing the effect of the lender's failure to give or withhold its approval in the stated time. Ideally, the borrower would like a provision stating that the lender's approval is deemed to be given if the lender does not respond on a timely basis. However, lenders are reluctant to allow the borrower to proceed with what may be a significant change affecting the hotel based upon a lender failure to respond to a notice, which may have been overlooked inadvertently. The compromise is known as the second notice provision. If the lender does not respond to the first notice, before "deemed approval" applies, the borrower has to deliver a second notice containing language warning the lender that the failure to respond within the time specified after the second notice will be a "deemed approval." Ordinarily, the time period for the lender to respond to the second notice will be shorter than the time period for responding to the first notice.



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