Let’s talk
about the tax issues of tax-exempt entities. It sounds like a contradiction,
doesn’t it?
It actually
is its own area of practice. Several years ago I was elbow-deep working with
nonprofits, and I attended a seminar presented by a specialist from Washington,
D.C. All he did was nonprofits. At least he was in the right town for it.
There are
the big-picture tax-exempt issues. For example, a 501(c)(3) has to be
publicly-supported. You know there is a tractor-trailer load of rules as to
what “publicly supported” means.
Then there
are more specialized issues. One of them is the unrelated business income tax.
The concept here is that a nonprofit cannot conduct an ongoing business and
avoid tax because of its exemption. A museum may be a great charitable cause,
for example, but one cannot avoid tax on a chain of chili restaurants by having
the museum own them.
That is not
what museums do. It is unrelated to “museum-ness,” and as such the chili restaurants
will be taxed as unrelated business income.
Sometimes it
can get tricky. Say that you have a culinary program at a community college. As
part of the program, culinary students prepare meals, which are in turn sold on
premises to the students, faculty and visitors. A very good argument can be
made that this activity should not be taxed.
What is the
difference? In the community college’s case, the activity represents an
expansion of the underlying (and exempt) culinary education program. The museum
cannot make this argument with its chili restaurants.
However, what
if the museum charges admission to view its collection of blue baby boots from
Botswana? We are now closer to the example of culinary students preparing meals
for sale. Exhibiting collections is what museums do.
I am looking
a technical advice memorandum (TAM) on unrelated business income. This is
internal IRS paperwork, and it means that an IRS high-level presented an issue to
the National Office for review.
Let’s set it
up.
There is a
community college.
The
community college has an alumni association. The association has one voting
member, which is a political subdivision of the state.
The alumni
association has a weekly farmers market, with arts and crafts and music and food
vendors. It sounds like quite the event. It uses the parking areas of the
community college, as well as campus rest rooms and utilities. Sometimes the
college charges the alumni association; sometimes it does not.
The alumni
association in turn rents parking lot space to vendors at the market.
All the
money from the event goes to the college. Monies are used to fund scholarships
and maintain facilities, such as purchasing a computer room for the library and
maintaining the football field.
OBSERVATION: The tax Code does not care that any monies
raised are to be used for a charitable purpose. The Code instead focuses on the
activity itself. Get too close to a day-in-and-day-out business and you will be
taxed as a business. Granted, you may get a charitable deduction for giving it
away, but that is a different issue.
From surveys,
the majority of visitors to the farmers market are age 55 and above.
There was an
IRS audit. The revenue agent thought he spotted an unrelated business activity.
The file moved up a notch or two at the IRS and a bigwig requested a TAM.
The
association immediately conceded that the event was a trade or business
regularly carried on. It had to: it was a highly-organized weekly activity.
The
association argued instead that the event was its version of “museum-ness,”
meaning the event furthered the association’s exempt purpose. It presented
three arguments:
(1) The farmers market contributed to the
exempt purpose of the college by drawing potential students and donors to
campus, helping to develop civic support.
(2) The farmers market lessened the
burden of government (that is, the college).
(3) The farmers market relieved the
distress of the elderly.
The IRS saw these
arguments differently:
(1) Can you provide any evidence to back
that up? A mere assertion is neither persuasive nor dispositive.
COMMENT: The association
should have taken active steps – year-after-year – to obtain and accumulate supporting
data. It may have been worth hiring someone who does these things. Not doing so
made it easy for the IRS to dismiss the argument as self-serving.
(2) At no time did the community college
take on the responsibility for a farmers market, and the college is the closest
thing to a government in this conversation. Granted, the college benefited from
the proceeds, but that is not the test. The test is whether the association is
(1) taking on a governmental burden and (2) actually lessening the burden on
the government thereby. As the
government (that is, the college) never took on the burden, there can be no
lessening of said burden.
COMMENT: This argument is interesting, as perhaps – with
planning – something could have been arranged. For example, what if the college
sponsored the weekly event, but contracted out event planning, organization and
execution to the alumni association?
(3) While the market did provide a venue
for the elderly to gather and socialize, that is not the same as showing that
the market was organized and worked with the intent of addressing the special
needs of the elderly.
COMMENT: Perhaps if the association had done things
specifically for the elderly – transportation to/from retirement homes or free
drink or meal tickets, for example – there would have been an argument. As it
was, the high percentage of elderly was a happenstance and not a goal of the
event.
There was no
“museum-ness” there.
And then the
association presented what I consider to be its best argument:
(4) We charged rent. Rent is specifically
excluded as unrelated business income, unless special circumstances are present
– which are not.
Generally
speaking, rent is not taxable as unrelated business income unless there is debt
on the property. The question is whether the payments the association received were
rent or were something else.
What do I
mean?
We would probably
agree that leasing space at a strip mall is a textbook definition of rent.
Let’s move the needle a bit. What would you call payment received for a
hospital room? That doesn’t feel like rent, does it? What has changed? Your
principal objective while in a hospital is medical attention; provision of the
room is ancillary. The provision of space went from being the principal purpose
of the transaction to being incidental.
The IRS saw the
farmers’ market/arts and craft/et cetera as something more than a parking lot.
The vendors were not so much interested in renting space as they were in
participating (and profiting) from a well-organized destination and
entertainment event. Landlords provide space. Landlords do not provide events.
The IRS
decided this was not rent.
You ask why
I thought this was the association’s best argument? Be fair, I did not say it
was a winning argument, only that it was the best available.
The alumni
association still has alternatives. Examination requested the TAM, so there
will be no mercy there. That leaves Appeals and then possibly going to Court. A
Court may view things differently.
And I am
unhappy with the alumni association. I suspect that the farmers’ market went
from humble origins to a well-organized, varied and profitable event. As a
practitioner, however, I have to question whether they ever sought professional
advice when this thing started generating pallet-loads of cash. Granted, the
activity may have evolved to the point that no tax planning could save it, but
we do not know that. What we do know is that little – if any – planning occurred.