What does Stepped Up Basis mean?

house taxes

The “Stepped up Basis” (new value) is a new basis which is available to property received through inheritance. The basis of a property is the value used to determine gain or loss for income tax purposes. Basically, it is the cost of the property (what you paid for it).

The new value is determined by the of a value at the date of death of the person who owned it. This is the value of the property used to determine gain for income tax purposes.

As you’ll read below there are tax advantages to ensuring that real estate passes through to heirs as inheritance, rather than as a gift during your lifetime.

When does a property receive “Stepped up Basis?”

Where it is received as an inheritance, either through a Revocable Living Trust or through a will (there will be probate fees and taxes when passed through a will), the piece of real estate receives a stepped up basis. However if it is received as a gift, for example, through a quitclaim deed, then the it retains the basis (value) established by the person who made the gift.

For Example, let’s assume a man purchases a piece of home for $10,000 in 1940 and it was worth $1,000,000 at the time of his death. If the heirs of that man received the home as an inheritance (for example through a Revocable Living Trust) then the new value of that home would be $1,000,000. This means that if the heirs sold the house for $1,000,000, no income tax liability would accrue. However if the man transfered the house to the heirs during his lifetime, then the heirs would not benefit from the a Stepped up Basis and the basis would the original $10,000. The heirs would then have to pay Capital Gains tax on $990,000 if they sold the house for the same $1,000,000.

Clearly, transferring the property to your heirs before your death can become a severe income tax trap.

 

What Kind of Revocable Living Trusts can a Married Couple Have?

 trusts

Basically there are two types of revocable living trusts for married couples. The first type is called a simple or basic trust. With a basic trust, while both spouses are living, they continue to manage the estate together as they had before creating the trust. Upon death of one spouse, the surviving spouse has sole and absolute control over the estate. When the second spouse dies, the assets are distributed to their heirs as directed in the trust.

The single trust is advisble for husband and wives whose estates mee the following conditions:

  1. The combined estate is under the estate tax exemption (Currently $5,125,000 in 2012) and will never exceed the tax exemption.
  2. The spouses are willing to allow the surviving spouse to have full control and unrestricted use of the trust assets after the death of one spouse.

If the estate is over the tax exemption, or could grow past it, or if the spouses want to put restrictions upon the estate once one has died, then the couple would need to go through advanced estate planning to make sure they minimize taxes, and use an A-B Trust (although if an estate is particularly large, additional strategies would be put in place).

An A-B Trust is a means of dividing a “husband and wife” estate into two trusts upon the death of one spouse. The main purpose of using the this type of trust is to prevent losing any portion of the federal estate tax exemption when the first spouse dies.

For example, let’s assume that a married couple have an estate valued at $10,000,000. If the husband dies, leaving the estate to the wife and the wife dies after, leaving the estate to the children, the children will pay taxes on the amount over the exemption.

If, however, upon the husband’s death the estate was split into A-B Trusts, this way each would be able to pass $5,125,000 (2012 estate tax exemption) to the children tax free, with no taxes due at all.

Photo by Ernst Vikne

Can a Single Person create a Revocable Living Trust?

young single person 199x300 trusts Yes. A single person can create a Revocable Living Trust. The more important question is “Should a Single Person create a Revocable Living Trust?” The answer to that is also a resounding, YES!  

In fact, it is much more important for a single person to have a Revocable Living Trust, than it is for a married couple. This is because sigles need to name someone to handle their affairs in the event that something happens to them. Married people might have some more flexibility depending on how property is owned, or assets are held. But the bottom line is that EVERYONE need to have a trust.

A single person would name in his or her trust the person or people who will handle the estate not only in the event of incapacity, but also upon death of the single person. It’s extremely important to note that a trust also contains items such as health care directives, and other documents, which clearly state how you want medical decisions to be made and who is the person you want making them.  This aspect of a trust often overlooked, because most people’s primary focus is on protecting assets so that they can be passed on, and not what would happen if they were suddenly unable to make medical decisions for themselves.

If a trust is not in place, then someone must apply to the court for Conservatorship. These are some of the typical issues associated with Conservatorships:

  1. A conservatorship is expensive and time consuming and requires at least biannual accountings.
  2. You may end up with a conservator you would not have chosen.
  3. You may require a team approach to handling your affairs and medical decisions, not just a single conservator.
  4. There may be a battle over conservatorship resulting in legal fees that will be paid from your estate.

Probate Law Changes Starting in 2012

last will and testament e1327190866424 probate

There are a couple of new Probate Law changes this year:

The threshold for file a probate went up from $100,000 to $150,000 pursuant to California Probate Coded section 13000. This amount does not include bank accounts held in joint tenancy or accounts with beneficiary designations such as paid on death (POD). Most Vehicles, boats and motor homes are also excluded from the amount under California Probate Code Section 13050.

Additionally, the Federal amount excluded from estate tax increased from $5,000,000 to $5,120,000. The December 17, 2010 change in the law provided that the exemption amount is indexed for inflation. The Estate Tax exemption is still scheduled to significantly decline on January 1, 2013 to $1,000,000. The current tax rate is 35% and will rise to 55% on January 1, 2013.

It is important that you review your estate plan with a licensed attorney committed to the practice of estate planning.

What is a Revocable Living Trust?

A Revocable Living Trust is an alternative to a will, is the cornerstone of most estate plans. You transfer your property from yourself, as trustor, to yourself as trustee. No one else is involved with your trust while you are living. You can buy, sell, trade, invest, and reinvest property without obtaining consent from any other party. In your trust document, you name who will be successor trustee and successor beneficiaries. Upon your death, the successor trustees distribute the estate to the successor beneficiaries exactly as you have directed in your trust. This can be accomplished through gifts, percentages, or a combination of both.

There are several common misconceptions about Revocable Livings Trusts, including:

  • Only the wealthy need to have trusts
  • Trusts are too complex for people

There are cases where advanced estate planning is necessary. This is typically for wealthy people who need to create particularly complex vehicles to make sure they minimize estate taxes. The simple reality is that essentially everyone should have a trust. In fact, if you have a family, especially with young children, and/or you own a home, it could be irresponsible not to have one. In addition to other benefits of having a trust should you be incapacitated, trusts are not overseen by a probate court, unlike a will.

It is true that trusts are a bit more complicated than a will, which can be handwritten on a napkin, with guidance from an experienced estate planning attorney, they can be easy to set up, and maintain. For instance, a will does not need to be funded, but a trust does. Funded, basically refers to transferring necessary assets to the trust. A brand new trust is like an empty bucket. If something were to pass away and your living trust were empty, your beneficiaries may inadvertently be left empty handed.

A revocable living trust is not to be confused with a “testamentary trust,” which is included in a will.  Because “testamentary trusts” they are part of a will, they must be probated and could be subject to statutory and attorney fees.

What is the gross value of the estate?

The gross value of the estate is the fair market value of the estate before the debts are paid. For example, a $200,00 home is left to a child by a parent in a will. As the estate goes through the probate process, there will be fees of approximately $8,000 in Statutory and Attorney Fees. These fees are due, even if there’s a mortgage against the home for $180,000, because the fee is based on the full fair market value of the estate before paying off any debts.

In addition to court mandated fees, there are other expenses necessary to prepare everything for probate. These may include, but are not limited to:

  • Bondsman fees
  • Asset appraisal fees
  • Court filing fees
  • Publication fees
  • Extraordinary fees

The best and safest way to avoid probate is through estate planning and using a Revocable Living Trust.

What is probate?

Probate is the legal procedure used to transfer title to assets upon death. The superior Court supervises the payment of debts, taxes and probate fees. The court the supervises the distributions of the estate to the heirs. Unfortunately however, the process is both expensive, time consuming and easily avoidable. A simple probate, without any complications, will take approximately nine months to one year to be completed. However, many probates take longer, sometimes as much as three years or more (particularly if budget and department cutbacks have strained the court’s resources).

The most common misconception about probate is that if you have a will, you do not have to go through the probate process. This is actually the exact opposite. A will, by definition, must go through Probate.

In addition to any taxes that may have to be paid, there are also fees involved. Some of these fees vary, but there are court mandated attorney and executor fees. It is extremely important to note, that the fees described in the chart below are based on the GROSS value of the estate.

For instance, let’s assume that the major asset that you own is a home. Your home is worth $550,000 and you only owe $30,000 against it, leaving $200,000 worth of equity to for your heirs to inherit. According to the California Probate code, because your home has a market value of $550,000 you would have to pay, in addition to any other fees and taxes that you might owe, court mandated attorney and executor fees in the amount of $26,000. This is slightly over 10% of the net value of your estate.

Now try to picture what that means if you owe $450,000 on your home, and because of the drop in the California real estate market, it’s now only worth $500,000. If your estate had to go through probate right now, the court mandated fees alone would wipe out nearly half the value of the estate. This is why creating a revocable living trust, and estate planning are so important.

Gross Estate Value Statutory Attorney’s Fees Statutory Executor’s Fees
$100,000 $4,000 $4,000
$300,000 $9,000 $9,000
$500,000 $13,000 $13,000
$700,000 $17,000 $17,000
$900,000 $21,000 $21,000
$1,000,000 $23,000 $23,000

Larger estates pay even higher fees.

What is estate planning?

Estate Planning is the area of the law which deals with putting property to the best possible use for your benefit during your lifetime, and for the benefit of your “beneficiaries” after your death. If the estate has been well planned, your asses should be distributed according to your wishes at a minimum of time and expense. Poor planning may lead to lengthy probate, probate fees and taxes. Unfortunately, most people do not take the time to become aware of the difference between good estate planning and poor estate planning. Many people believe that if they have a valid will, their estate will not have to go through probate. This is simply not true. Wills, by their very nature must go through probate. The fastest and best way to avoid probate is the Revocable Living Trust the very cornerstone of our practice at Bezaire, Ledwitz, and Borncamp.

The advantages of living trusts are significant. Under a will, an estate must be settled in probate court. Lawyer’s fees and court costs can be significant (see chart below). Additionally there may be exasperating delays, and the proceedings are a matter of public record. In sharp contrast, a living trust is settled without court proceedings. A successor trustee simply distributes assets according to the trust’s instructions, under the guidance of an accountant, notary public or lawyer to ensure titles are transferred properly. The process is cheaper, faster, and can save on estate taxes.

Gross Estate Value Attorney and Executor Fees
$100,000 $4,000
$200,000 $7,000
$300,000 $9,000
$400,000 $11,000
$500,000 $13,000
$600,000 $15,000
$700,000 $17,000
$800,000 $19,000
$900,000 $21,000
$1,000,000 $23,000
$1,500,000 $28,000
$2,000,000 $33,000
$3,000,000 $43,000
$4,000,000 $53,000
$5,000,000 $63,000
$6,000,000 $73,000
$7,000,000 $83,000
$8,000,000 $93,000
$9,000,000 $103,000
$10,000,000 $113,000
$15,000,000 $138,000
$20,000,000 $163,000

source: California Probate Code 10810