1964 U.S. Tax Ct. LEXIS 162">*162
The allowable deduction for depreciation of a building owned by an estate is to be apportioned between the estate and the distributees of income of the estate for the years in question, pursuant to
41 T.C. 522">*522 Respondent has determined deficiencies in the income taxes of the estate of Ida Wray Nissen for the years 1956, 1957, and 1958 in the amounts of $ 12,497.58, $ 10,901.39, and $ 11,531.51, respectively. The issue for our decision is whether said estate is entitled to the entire deduction for depreciation of a certain building owned by it.
FINDINGS OF FACT
Some of the facts have been stipulated and are so found.
Ida Wray Nissen (hereinafter referred to as decedent) died testate on October 25, 1954, a resident of North Carolina. Wachovia1964 U.S. Tax Ct. LEXIS 162">*164 Bank & Trust Co. (hereinafter sometimes referred to as Bank) with 41 T.C. 522">*523 its principal office at Winston-Salem, N.C., is the executor under decedent's will of her estate (hereinafter sometimes referred to as the estate). The income tax returns for the estate for the taxable years 1956, 1957, and 1958 were prepared on the cash basis and filed with the district director of internal revenue at Greensboro, N.C.
At the time of her death decedent was possessed of various real and personal properties and owned all of the issued and outstanding capital stock of Nissen Building, Inc., a North Carolina corporation formed in 1948, whose principal office and place of business were in Winston-Salem, N.C.
Prior to June 30, 1955, Nissen Building, Inc., was the owner of, and was primarily engaged in operating, the Nissen Building. Said building is an 18-story office and retail store building located in downtown Winston-Salem, N.C. It was built in the late 1920's and was only partially completed, the upper nine floors being left unfinished on the interior. The land and buildings were mortgaged to Metropolitan Life Insurance Co. During the years 1930 through 1944, the building was not economically1964 U.S. Tax Ct. LEXIS 162">*165 productive and on several occasions the mortgagee waived default and foreclosure and granted extension.
As of June 30, 1955, Nissen Building, Inc., was dissolved pursuant to the applicable laws of the State of North Carolina. All of the assets of the corporation, real and personal, were transferred to the estate, the sole shareholder. All remaining indebtedness of the corporation, including an unpaid balance of some $ 325,750 owing on the mortgage note to Metropolitan Life Insurance Co., was assumed by the estate. During the taxable years involved, said mortgage debt continued due and owing in a diminishing amount.
Throughout these years the Nissen Building had approximately 90 to 100 tenants, ranging from the Veterans Administration, occupying some nine floors, to single, small office tenants; included were some eight retail stores and numerous insurance companies, doctors, dentists, attorneys, and miscellaneous other professional and business tenants.
Operation of the building required approximately 41 full-time employees. Additional help was hired at various times for special tasks. The regular employees included the manager, assistant manager, bookkeeper, engineers, maintenance1964 U.S. Tax Ct. LEXIS 162">*166 men, maids, janitors, and night watchmen. The building furnished to its tenants decorating, remodeling, and custom building services at additional charges; decorated on a regular schedule; sent out bills for various services; and maintained a crew to keep the building open during two full 8-hour shifts in addition to providing tenants with the services of a night watchman during the remaining 8-hour shift. The normal operation 41 T.C. 522">*524 was a 6-day week with a skeleton crew on Sundays to provide necessary services to the public and tenants.
Certain tangible personal property, consisting of such items as office equipment, furnishings, fixtures, shop equipment, tools, cleaning equipment, and plumbing, heating, and maintenance supplies, was also required and used in the operation of the building and was kept and used solely in said building.
The estate remained open during the years in question, and the building had not been transferred from the estate to the testamentary trust by the end of such period.
The estate treated the operation of the building as a separate business, which was conducted under the name of "Nissen Building." Prior to decedent's death, Bank had assisted her in1964 U.S. Tax Ct. LEXIS 162">*167 the overall management and supervision of the building; and after her death there was no change in its operation.
The building had its own manager, bookkeeper, and clerical staff. The manager was responsible for the operation of the business, the maintenance of the facilities, the performance of services provided tenants, the hiring and firing of employees, and the collection of rent and other income.
A separate bank account was maintained for the building's business. The manager deposited all receipts from the building in said account and paid all expenses in connection with its operation therefrom, signing the checks himself. Bank made charges for services rendered by its personnel to the building's business, and these were paid by the manager, like other expenses, from the said account. The funds of the account were never commingled with the estate bank account.
Separate ledgers and records were maintained for the building and these were audited each year by an independent accountant. The parties agree that the allowable depreciation on the building for the years in issue amounted to $ 124,020.09, and that no part of such amount was ever transferred to the estate account. 1964 U.S. Tax Ct. LEXIS 162">*168 Of such amount $ 123,093.50 was used for capital expenditures during the years in issue as follows: The sum of $ 60,750 was paid to Metropolitan Life Insurance Co. to be applied against the principal amount of the mortgage note; capital improvements to the building's elevators took another $ 42,343.50; and $ 20,000 was invested in a parking garage to provide convenient parking for the building's tenants and their customers.
In computing the net income of the building, the accountant deducted among the other expenses thereof the total amounts allowable for depreciation each year. The net income as thus computed was transferred from the building bank account to the estate account, where it would then be available for distribution pursuant to the provisions of decedent's will.
41 T.C. 522">*525 On the Federal income tax returns filed on behalf of the estate for the years in question, the net income of the building's business, computed as above, was included as additional income, with schedules attached to the returns showing the total income and expenses (including depreciation).
By her will, executed September 12, 1952, and two codicils of January 1, 1953, and June 20, 1953, respectively, 1964 U.S. Tax Ct. LEXIS 162">*169 decedent provided for certain outright bequests of specific items of personal property and sums of money. The building, however, comprised a part of the residue and remainder of decedent's estate. The portions of decedent's will which are material to the disposition of this case are as follows:
Article VIII. I bequeath and devise all the residue and remainder of my property and estate of every nature and wherever situate to my Executor hereinafter named, and I authorize my Executor to pay to or apply from the net income of my estate such sums and at such intervals and in such manner as my Executor in its sole discretion shall from time to time deem requisite or desirable in providing for the reasonable support, maintenance and education of my granddaughter, Rickie Wray Nissen; and I direct that my Executor shall pay to my son, George William Nissen, such amounts as shall from time to time be necessary to equalize the amounts so paid to or applied for the benefit of Rickie Wray Nissen. Any net income not so paid or applied as aforesaid may be used by my Executor as it shall deem desirable in providing for any bequests contained in this will or any codicil or codicils hereto and 1964 U.S. Tax Ct. LEXIS 162">*170 in providing for the satisfaction of any costs incidental to the settlement of my estate.
Article IX. I direct that upon completion of the settlement of my estate my Executor shall deliver and convey all the funds and properties then constituting the residue and remainder of my property and estate of every nature and wherever situate to Wachovia Bank and Trust Company in trust for the following uses: * * *
* * * *
Article XI. The exercise or non-exercise by my Executor or my Trustee of the discretionary powers expressly or implicitly conferred upon it by the provisions of this will shall be conclusive and binding upon all persons and for all purposes.
* * * *
Article XIII. I nominate and appoint Wachovia Bank and Trust Company as Executor of my will and Fred S. Hutchins as attorney for my Executor and my Trustee. And I authorize Wachovia Bank and Trust Company, acting in its capacity either as Executor or as Trustee in the exercise of its sole discretion, to retain any securities or other properties or assets owned by me at the time of my death, or subsequently acquired by my Executor or by my Trustee, so long as the retention thereof shall seem to be advisable and for the best1964 U.S. Tax Ct. LEXIS 162">*171 interests of my estate or the trusts herein created; to sell real estate or personal property, either publicly or privately, for cash or on credit, without an order or [
Article IX directed that the trust estate be divided into two trusts. The net income of one was to be paid to George William Nissen for life. The trustee was authorized to pay so much of the net income of the other as it should determine in the exercise of its sole discretion to Rickie Wray Nissen, and was 1964 U.S. Tax Ct. LEXIS 162">*174 directed to add the unpaid balance of such net income to the principal of this trust. Neither George Willian Nissen nor Rickie Wray Nissen could ever become entitled to any of the principal of the respective trusts.
George William Nissen, who was 55 years of age at decedent's death, was her only surviving child. Rickie Wray Nissen, a girl of 13 years of age at decedent's death, was her only grandchild, and was the daughter of a deceased son of decedent.
41 T.C. 522">*527 Except as those above-quoted portions of the will may be relevant to the matter, decedent's will was silent with regard to depreciation of any property owned by the estate. It contained no explicit direction or instruction as to apportionment, either as regards depreciation, or the income tax deduction allowable therefor.
During the years in question payments were made from the net income of the estate to persons named in decedent's will as follows:
Beneficiary | 1956 | 1957 | 1958 |
Thomas S. Wray | $ 1,200 | $ 1,200 | $ 1,200 |
Katherine Pygate | 1,200 | 1,200 | 1,200 |
Roscoe McNeil | 1,200 | 1,200 | 1,200 |
Zanvester Gabriel | 1,200 | 1,200 | 1,200 |
Rickie Wray Nissen | 32,650 | 25,500 | 34,500 |
George William Nissen | 32,650 | 25,500 | 34,500 |
Total | 70,100 | 55,800 | 73,800 |
1964 U.S. Tax Ct. LEXIS 162">*175 The amounts so distributed to Rickie Wray Nissen and George William Nissen were paid pursuant to Article VIII of decedent's will. Not all of the net income of the estate was distributed in those years.
During all of the years in question, the estate owned two parcels of improved real estate located in Winston-Salem, N.C., in addition to the Nissen Building. One was a one-story frame house, which was held pursuant to decedent's will for Katherine Pygate to occupy as long as she desired. The other was a filling station, which was continued under a rental arrangement originally made by decedent. Two additional buildings were sold by the estate in January and February of 1956, respectively.
The parties are agreed that the depreciation allowable with respect to the buildings owned by the estate is as follows:
Year | Nissen | Other | Total |
Building | properties | ||
1956 | $ 40,241.99 | $ 401.25 | $ 40,643.24 |
1957 | 41,889.05 | 378.75 | 42,267.80 |
1958 | 41,889.05 | 378.75 | 42,267.80 |
For the taxable years involved, the depreciation allowable with respect to the said other properties was shown on the Federal income tax returns filed on behalf of the estate as divided between the estate and1964 U.S. Tax Ct. LEXIS 162">*176 the persons to whom net income was distributed, as found above, in the amounts set forth in the following schedule:
Year | Estate | Beneficiaries | Total |
1956 | $ 133.11 | $ 268.14 | $ 401.25 |
1957 | 119.33 | 259.42 | 378.75 |
1958 | 67.99 | 310.76 | 378.75 |
41 T.C. 522">*528 The estate deducted all of the depreciation allowable with respect to the Nissen Building.
Respondent determined that the deduction for depreciation of the Nissen Building should be apportioned between the estate and its income beneficiaries for the years in question on the basis of the income of the estate allocable to each.
OPINION
We are here called upon to decide who is entitled to the deduction for the depreciation of the Nissen Building in the years in question. Petitioner takes the position that the estate is entitled to deduct the full amount of the allowable depreciation in each year, whereas respondent contends that the estate may take only such portions as are ratable to the portions of estate's income in each year, allocable to the estate. The language of the statutory deficiency notice is "apportioned between the estate and the estate beneficiaries on the basis of the income of the estate allocable to each."
1964 U.S. Tax Ct. LEXIS 162">*177 Prior to the adoption of the Internal Revenue Code of 1954, 1 an estate was entitled in all cases to the full amount of the deduction allowable for depreciation of property owned by it.
In the case of an estate, the allowable deduction shall be apportioned between the estate and the heirs, legatees, and devisees on the basis of the income of the estate allocable to each. 2
1964 U.S. Tax Ct. LEXIS 162">*178 We have been referred to no decisions involving this provision, and we have found none.
Petitioner contends that the new provision is not to be read as requiring the estate involved in this case to share the allowable depreciation deduction with any distributees of income from the estate. Appreciation of petitioner's argument is predicated on an understanding of certain background information concerning the law with respect to trusts.
Since the enactment of the 1928 Revenue Act there has continued to be in effect a provision of Federal income tax law dealing with the allocation of the depreciation deduction in the case of trusts, as follows:
41 T.C. 522">*529 In the case of property held in trust, the allowable deduction shall be apportioned between the income beneficiaries and the trustee in accordance with the pertinent provisions of the instrument creating the trust, or, in the absence of such provisions, on the basis of the trust income allocable to each. * * *
This provision was reenacted in the 1954 Code as the sentence of
Part of the legislative history of the 1928 Revenue Act with 1964 U.S. Tax Ct. LEXIS 162">*179 respect to the apportionment of the depreciation deduction between trusts and their beneficiaries has often been quoted. See, e.g.,
In the case of property held in trust, the allowable deduction is to be apportioned between the income beneficiaries and the trustee in accordance with the pertinent provisions of the will, deed, or other instrument creating the trust, or, in the absence of such provisions, on the basis of the trust income which is allocable to the trustee and the beneficiaries, respectively. For example, if the trust instrument provides that the income of the trust computed without regard to depreciation shall be distributed to a named beneficiary, such beneficiary will be entitled to the depreciation allowance to the exclusion of the trustee, while if the instrument provides that the trustee in determining the distributable income shall first make due allowance for keeping the trust corpus intact by retaining a reasonable amount of the current income for that purpose, the allowable deduction will be granted in full to the trustee. The bill contains similar provisions as to1964 U.S. Tax Ct. LEXIS 162">*180 the deduction for depletion. * * *
Conf. Rept. No. 1882, 70th Cong., 1st Sess., pp. 11-12 (1928).
It was thus established that a trust created pursuant to an instrument providing for depreciation by way of a requirement that funds be set aside in the nature of a depreciation reserve, before income could be distributed to income beneficiaries, was entitled to the entire deduction for depreciation of property owned by it. See, e.g.,
It is petitioner's contention that the reserve for depreciation of the Nissen Building set aside by the executor in this case was maintained pursuant to mandatory provisions of decedent's will and State law, that the same language as that appearing in the sentence of
We are not persuaded to petitioner's view that the executor of this estate was required to maintain a depreciation reserve either by the 41 T.C. 522">*530 terms of decedent's will 31964 U.S. Tax Ct. LEXIS 162">*182 or by the relevant North Carolina Law. 4 However, we note that the executor and trustee were given incontrovertible discretionary authority by Article XIII of decedent's will "to determine what is principal and what is income and what expenses or other payments shall be charged against principal and what against income," and that the executor did in fact make principal mortgage payments on, and capital additions to the Nissen Building out of income in total amounts, for the 3 years in issue, roughly equal to the total allowable depreciation for those years.
1964 U.S. Tax Ct. LEXIS 162">*183 This Court has not had occasion to rule on the question of whether such actual use, as above, or the setting aside of additions to a depreciation reserve by a trustee pursuant to
We need not decide this issue here, but for the sake of disposing of petitioner's arguments, we shall assume that such an addition to a depreciation reserve pursuant to discretionary authority would be as sufficient to entitle a
It is clear that this case is to be decided under the last sentence of
Petitioner argues that the omission from the estate provision of part of the language used in the trust provision is of no significance. He asserts that the legislative history of the Internal Revenue Code of 1954 compels us so to hold.
The provision providing for allocation of the depreciation deduction in the case of an estate was added to the House version of what was to become
However, petitioner points to that part of the Senate Finance Committee Report which states, with regard to
Under the amendments made by your committee to
It may be that
We may look to the legislative history for assistance in statutory interpretation.
1964 U.S. Tax Ct. LEXIS 162">*188 We have considered the legislative history regarding
The wisdom as well as the propriety of this approach to legislative history is exemplified by the committee report concerning the matter we are called upon here to resolve. As has been noted above, the report of the Senate Finance Committee is clearly inaccurate with respect to the provision dealing with apportionment of the depreciation deduction at the point where the report treats
Your committee has added to
41 T.C. 522">*533 S. Rept. No. 1622, to accompany H.R. 8300 (Pub. L. 591), 83d Cong., 2d Sess., pp. 329-330 (1954).
Thus, the Finance Committee made directly conflicting statements in its report concerning allocation of the depletion deduction in the estate situation. 9 It is difficult to imagine any court resolving this conflict by saying that interpretation of
Entirely apart from our considerations of the enigmatic and conflicting legislative history regarding the last sentence of
The question to be decided here is narrowed, then, to that of1964 U.S. Tax Ct. LEXIS 162">*192 whether the language of the last sentence of
41 T.C. 522">*534 Were we interpreting the language "on the basis of the income * * * allocable to each" for the first time we might have some doubt as to whether the allocation of income referred to was intended to have reference to a purely mathematical concept or, in effect, a qualitative concept dependent upon trust accounting. If we were looking as a matter of first impression at the portion of the House Conference Report accompanying the 1928 Revenue Act quoted above, we might not be absolutely certain whether the explanation given there, that a trust is entitled to the entire deduction where the trustee is required to keep corpus intact by retaining an amount of income for that purpose, was intended as an example1964 U.S. Tax Ct. LEXIS 162">*193 of the operation of that phrase of the trust provision of the statute referring to the "pertinent provisions of the instrument" or of the phrase "on the basis of the * * * income allocable to each." But we think any possible confusion over this matter has been resolved in favor of the former by the cases since the 1928 Revenue Act. See
We therefore conclude that an allocation by an executor of a part of the income of an estate to corpus, in the form of additions to corpus or to a depreciation reserve, cannot entitle the estate to the entire depreciation deduction. Petitioner objects that such a conclusion in effect imposes on estates a Federal "estate and administration law." This is simply not true, however. We are concerned only with a Federal income tax statute, and our conclusion is that there is no necessary correlation, in the case of an estate, for purposes of the issue in this case, between the incidence of Federal income taxation and the allocations provided by the operation of1964 U.S. Tax Ct. LEXIS 162">*194 either expressions of testators' intentions or State law for estate accounting purposes.
Petitioner makes the additional contention that the distributees of income from the residue of decedent's estate, of which the Nissen Building was a part, are not "heirs," "legatees," or "devisees" within the meaning of
41 T.C. 522">*535 The argument that the distributees of income from the residue of the estate were not entitled to any income unless the executor exercised its discretionary authority to make distributions to them raises a matter of no significance. The fact is that the authority was exercised in favor of these individuals in the years in question in the amounts respondent has determined to be allocable to them. The further argument that by a literal reading of Article VIII of decedent's will the executor is the only person who could be described as an "heir," "devisee," or "legatee" merits only our observation that the executor held only a legal title and had no beneficial interest in the estate.
1. Unless otherwise noted, all statutory references are to the Internal Revenue Code of 1954 as enacted.↩
2.
3. Petitioner argues that the last sentence of Article XIII thereof requires the executor to maintain a reserve for depreciation, citing
4. Petitioner cites
5. In the only case we have found that has decided the question, the Ninth Circuit has ruled that apportionment of the deduction would be required in such a situation.
6. See footnote 5.↩
7. Deduction for Depreciation and Depletion. -- An estate or trust shall be allowed the deduction for depreciation and depletion only to the extent not allowable to beneficiaries under
8. In this case which, like the present one, involved two related provisions of the applicable tax statute, the Supreme Court said it was not at liberty to give effect to certain legislative history indicating the two provisions were in accord with each other where the provisions themselves were patently different.↩
9. A comment by the Supreme Court in one of the cases in which it has found that there could be no question as to the meaning of certain statutory language, and in which it consequently declined to look at the relevant legislative history, seems to be appropriate here. In