Baby Boomers - update your estate planning documents!

I have found that many clients have their wills drafted when they have young children at home, and then do not think about revisiting their documents ever again. As a rule of thumb, I recommend that my clients review their estate planning documents at least every three years. If you haven't looked at your documents in a while (or even in a few decades!), here are a few reasons why doing so is a good idea:

1. Laws change. State and federal laws regarding estate taxes are always in flux. Also, some states have adopted new laws about "living wills" - the documents that guide your family in making end of life decisions about your care.
2. People change. Twenty years ago, you may have appointed your cousin to be your executor in your will. That was before it was revealed that he had a gambling problem... Suddenly, your cousin no longer seems like the best person to be wrapping up your finances.
3. Finances change. You may have been in those youthful years when money was tight when your documents were first drafted. Now you have a vacation home, a sizeable nest egg, retired and have started a small business out of your garage. All of these need to be considered when drafting your will.
4. Stuff changes. You may have started a priceless baseball card collection, or you may have inherited a family heirloom that is to be passed on to a specific family member. These need to be addressed in your estate planning documents.
5. Families change. Kids grow up and have their own kids. Marriages occur and divorces happen. All of these family relationships need to be taken into consideration. Some divorced clients believe that their wills are no longer valid after their divorce is finalized. Guess what? Your old will where your ex gets everything is still valid until you revoke it.
6. Homes change. You've been in three different houses and lived in a few states since you had your documents drafted. Each state has different rules and guidelines about what is included in the various estate planning practices. What was valid in your old home state may not be valid in your current location.
7. You change. Your goals at 60 are different from your goals at 30. You may want to leave a legacy for your family. Further, your health needs now are different than when you were younger.

Tax Day!

Just a quick reminder that today is the deadline for IRS tax filing! The Sixteenth Amendment to the Constitution states "The Congress shall have power to lay and collect taxes on incomes, from whatever source derived, without apportionment among the several States, and without regard to any census or enumeration."

Historic Preservation Easements

A historic preservation easement is a type of conservation easement designed to protect a significant historic, archaeological, or cultural resource. An easement is an agreement between a property owner and another party which limits certain rights of the owner. Preservation easements entetered into with the State of Maryland are managed by the State Historic Preservation Office (The Maryland Historical Trust). According to the State Historic Preservation Office:

Generally, the owners of the easement property agree to relinquish partial development rights, to maintain the property, to provide limited public access, and to obtain prior approval for any changes or alterations.  In exchange, The Maryland Historical Trust promises to protect the property by ensuring continuous compliance with the terms of the Easement.

There are currently 21 properties in Howard County which have a historic preservation easement. For the full list of all properties in Maryland, see the list provided by the Maryland Historic Trust.

Maryland Corkage Law

By Dave Minogue (originally posted to Flickr as P4269130.JPG) [CC-BY-SA-2.0 (http://creativecommons.org/licenses/by-sa/2.0)], via Wikimedia Commons

This past April, Maryland passed a law approving corkage. Corkage is the practice of bringing your own wine to a restaurant that already has a wine menu. Corkage allows patrons to enjoy a wine that is not already stocked by the restaurant. This differs from some Baltimore restaurants BYOB practice, as it only applies to restaurants that already have a liquor license that allows them to serve wine.

According to the Washington Post, there are three conditions set forth by the corkage law:

1. Underage or intoxicated persons should not be served, even their own wine;
2. A wine already on the restaurant’s list may not be brought in;
3. Restaurants must obtain a permit from their local liquor board.

Customers should note that restaurants do not have to allow corkage in their establishment. Additionally, restaurants that do allow corkage may charge a corkage fee to open a bottle for diners. The law does not stipulate a maximum or minimum for this fee. The Baltimore Sun asserts that corkage fees can range from $20 to $40 per bottle. Sales tax will apply to the corkage fee.

In Howard County, the Board of License Commissioners has issued a list of requirements pertaining to corkage practices. Included are the notations that patrons must order a meal and that bottles that are unfinished must be either poured out or recorked.

Federal Challenge Filed by Pit Bull Owner

From the Baltimore Sun: Maryland pit bull ruling is challenged in federal court

Pet Trusts in Maryland

I grew up in a veritable zoo. My family included dogs, cats, parrots, lizards, frogs, turtles, fish, and hermit crabs. My parents spare no expense when it comes to their pets, and the care of the menagerie trumped everything else. My mother's mantra is "Animals can't care for themselves" - which is very true, especially if something happens to the pet owner. My mother has always maintained a list of people to call in the event that she and my father pass away. This list includes various breeders, family members, friends, aviaries and wildlife preserves in whom my mother has faith to take care of her furry, feathered and scaly friends. Recently, I have been giving a lot of thought to care for Bandit, the dog my husband and I adopted last fall, should something happen to us.

Fortunately, in 2009, Maryland enacted a 'pet trust' law to allow pet owners a formal mechanism to provide for their pets after the owner's incapacitation or death. The trust can be created for the benefit of an animal alive during the lifetime of the settlor. The trust terminates with the death of the animal (or the death of the last remaining animal if the trust provides for multiple pets). The trust may be enforced by a person appointed by the trust or by the court if the trust does not appoint someone. Further, a person with an interest in the welfare of the animal can petition the court to appoint a person to enforce the trust. In the trust, settlor's can provide express instruction for distribution of trust funds after the passing of their pet. If the funds of the trust are not used in full, the remaining funds can be distributed to the settlor or the settlor's successors. MD Estates & Trust Section 14-112.

Generally, a pet trust consists of a trustee and a caregiver. The caregiver provides the daily care for the pet, while the trustee oversees the handling of the trust to ensure the caregiver's compliance with the terms of the trust. Pet trusts allow the pet owner to have control over the care of their pet. Rather than rely on the goodwill of those tasked with caring for an orphaned pet, the trust can designate the standard of care for the pet. Trusts can direct veterinary care, diet, boarding, and the general standard of living to be maintained for the benefit of the pet. Additionally, the trust can provide compensation to the trustee and the caregiver.

Maryland grocery stores and liquor sales

From the Baltimore Sun: Groceries seeking ways around wine sales ban

Maryland Bans Employers from Requesting Social Media Passwords

From Gizmodo: http://gizmodo.com/5900609/maryland-bans-employers-from-requesting-social-media-passwords-good-job-maryland

Patty Rouse, widow of James Rouse, passes away

From the Baltimore Sun: Patty Rouse, widow of Columbia founder, dies

Wine - To Go?

From the Baltimore Sun, a follow up article to their previous article about growler sales in Howard County: Wine-to-go containers added to bill allowing 'growler' sales in Howard Co.

Growlers

From the Baltimore Sun: City, Howard Co. weighing expansion of growler beer sales

Along with jobs, Fort Meade growth brings traffic concerns

From the Baltimore Sun: Along with jobs, Fort Meade growth brings traffic concerns

Erosion Prevention in Ellicott City

From the Baltimore Sun: Howard moves to stem erosion, pollution in Ellicott City waterway

Forest Conservation

Gorman Park, September 2011

Recently, there have been a few articles in the local press discussing forest sustainability. The Baltimore Sun wrote about complaints from forest advocates regarding development around Patapsco Valley State Park on both December 6 and December 7. After reading these articles, and driving by the Christmas tree lot set up at our local high school, I decided to look into forest conservation in Howard County.

In 1991, Maryland passed the Maryland Forest Conservation Act, which was followed by the Howard County Forest Conservation Act in 1993. These acts require developers to:  

address forest resources during the planning and review phases of land development. Any project proposing to clear or grade more than 20,000 square feet of forested land must provide a specified acreage of forest retention, reforestation, and/or afforestation relative to the proposed extent of forest clearing or grading.

The developer enters into a Forest Conservation Agreement, which is an easement, with Howard County. The developer must provide a Plat of Forest Conservation Easement (Plat), a Forest Conservation Plan (FCP), and a Deed of Forest Conservation Easement (Deed) before the County approves a final development plan. The Forest Conservation Plan details what actions the developer must take for the property in question . This includes whether the developer is engaging in forest retention or if he is to plant new trees within specific easements, including what species and sizes of trees are to be planted, and what protections are to be provided to the easements before, during, and after development.

In the event that there is no opportunity for forest conservation, the developer must pay a fee assessed per square foot of property to be developed.

The Department of Recreation and Parks (DRP) was granted the power to inspect forest easements by the Department of Planning and Zoning (DPZ) in 2001.

Now Agreements permit DRP staff to access easement areas to complete forest conservation inspections and to investigate possible violations of the Howard County FCA.  DRP staff members are directed by County planners within DPZ when to inspect specific forest conservation projects.  The costs of inspections are funded through fees paid by developers to the County.  Investigations of possible FCA violations are initiated by reports from concerned citizens, through the use of aerial photography or Geographical Information System (GIS) maps, and as a result of County personnel discovering a possible violation during the completion of their day-to-day activities.

Howard County requires a two-year survival and maintenance period for all forest conservation projects. Developers are required to post a bond throughout this period to guarantee compliance. A forest conservation project must pass an initial inspection before the two-year survival and maintenance period commences.  The inspection determines whether easement boundaries are correct, if planting and forest retention match the FCP, that protective signs are in place, that any violations are mitigated, that invasive species are being managed, and that the public is being educated.  A plot survey of reforestation and afforestation areas is completed to determine FCP compliance and tree survival.  A survival rate of 90% or better is required to initiate the two-year survival and maintenance period. A survival rate of 75% or better is required after two years.  Inspections may continue until the developer brings the project into compliance with the FCA.

If the DRP determines that there are encroachments or violations during the two-year survival and maintenance period, the developer must correct these issues. After the two-year survival and maintenance period ends, the DRP enforces FCA regulations. The DRP first tries to correct violations through public education and cooperation. After that, DRP can issue warning notices and civil citations to force compliances. Any collected fines fund DRP's restoration plan for mitigation of the site.

Howard County provides the following recommendations for project success in regards to forest conservation:

1. Request an extension from DPZ if a project is incomplete.
2. Verify the installation and replacement of forest conservation signs prior to scheduled inspections.
3. Educate the local community of forest conservation objectives and regulations.  It is best to respond to small problems before they become big problems.
4. Routinely monitor easements to assess tree survival and identify site-specific stressors.  Planting the right trees for a site will cost less than repeatedly replacing the wrong trees.  A developer may need to revise an FCP to deal with a problem.
5. Numerous invasive species thrive in Howard County and are capable of overtaking existing and planted trees.  Once again, routine monitoring and management can prevent a small problem from becoming a big problem.

Green Tax Credits

Howard County is considering implementing tax credits for LEED certified homes. The Baltimore Sun reports:

Under the bill, owners of newly built homes that meet the "silver" standard in Leadership in Energy and Environmental Design, or LEED certification, awarded by the U.S. Green Building Council, could receive up to a 25 percent discount on their county property tax bill, while homes with the highest LEED rating could earn a 75 percent discount the first year.

LEED stands for Leadership in Energy and Environmental Design. LEED certification indicates that the building being certified achieves sustainability by meeting criteria in the following categories: sustainable sites, water efficiency, energy and atmosphere, materials and resources, indoor environmental quality, locations and linkages, awareness and education, innovation in design, and regional priority. Buildings are scored on a scale of 0-100; the higher the score, the better the property meets sustainability standards under the LEED rubric. The resulting scores are then classified as silver, gold, or platinum.

The proposed tax credit in Howard County would provide homeowners who have achieved different levels of certification with different tax credits. According to the Sun,

"The legislation would give homeowners in Howard who have a LEED-certified silver rating a 25 percent tax credit. Those with "gold" certifications would receive a 50 percent discount, and "platinum" ratings would yield a 75 percent discount against county property taxes.... After the second year registering for the credit, a homeowner would have a 25 percent decrease each year, lowering their tax credit allotment. After four years, the credit would expire."

USGBC has a Maryland branch, which can provide individuals with more detailed information about LEED certification in Howard County.

Zombie Ground Rents

Just when I thought Halloween was over, zombie ground rents seem to have risen from the dead.

The Baltimore Sun had a great article detailing the recent Maryland Court of Appeals ruling which overturned the method of extinguishing ground rents created by the Maryland Legislature in 2007. Ground rents are a tenure, created by a grant in fee simple, where the grantor reserves to himself and his heirs a  rent, which is the interest of the money value of the land. Ground rents apply to the real estate, but not the structures attached to the land, such as a home or outbuilding. Zombie ground rents are those with no active - or in some cases known - ground rent owner.

Ground rents in Maryland are often vestiges of colonial America, with some dating back to the 1600s. The fees associated with the ground rent are often nominal. Some ground rent owners do not attempt to collect the fees, as the costs associated with the collection are deemed too high compared to the actual rent. Additionally, some ground rent owners do not know that they have the right to collect at all, as they received the right as an inheritance. Absentee ground rent owners can make selling property incredibly difficult for homeowners, especially those seeking a mortgage from an out-of-state bank unfamiliar with the peculiarities of Maryland's ground rent system. Additionally, in Maryland, the owner of the ground rent can place a lien against the buildings if the ground rent is not paid. This has led to many difficulties for homeowners who are looking to sell their home, only to discover that a lien was placed upon the building.

In 2007, the Maryland State legislature attempted to remedy these difficulties by passing a law requiring ground rent owners to register their right with the State Department of Assessments and Taxation. If the ground rent was not registered, a homeowner whose property was encumbered could pay a fee and have the property released from the ground rent. On October 25, 2011, the Maryland Court of Appeals ruled that this provision of the ground rent legislation was invalid. The case, Charles Muskin, Trustee v. State Department of Assessments and Taxation, No. 140, September Term, 2010, held that not registering a property did not eliminate the property rights held by the ground rent owner. The Court held that the legislation provided for a taking without just compensation of the property rights of the ground rent owner, and noted that the legislation provided no method for appeal once the rights were extinguished. The court also noted:

Real property and contractual rights form the basis for economic stability, such as it is, has been, and will become again hopefully. Allowing the “mere will of the Legislature” to shift drastically the fee simple ownership of land or cancel contractualobligations will shake further the confidence of citizens in their constitutional protections from government interference.

What is Eminent Domain?

Earlier this week, I posted a news article on Howard County tabling eminent domain. So, what is eminent domain? Black's Law Dictionary, 8th edition, defines eminent domain as "The inherent power of a government entity to take privately owned property, esp. land, and convert it to public use, subject to reasonable compensation for the taking." Black's quotes John E. Nowak and Ronald D. Rotunda's Constitutional Law :

The term 'eminent domain' is said to have originated with Grotius, the seventeenth century legal scholar. Grotius believed that the state possessed the power to take or destroy property for the benefit of the social unit, but he believed that when the state so acted, it was obligated to compensate the injured property owner for his losses. Blackstone, too, believed that society had no general power to take the private property of landowners, except on the payment of a reasonable price. The just compensation clause of the fifth amendment to the Constitution was built upon this concept of a moral obligation to pay for governmental interference with private property. (quoting Bauman v. Ross, 167 U.S. 548, 574, 17 S.Ct. 966, 976 (1897).

Benefit Corporations, Benefit LLCs, and Marketing

In June, Maryland saw the creation of America's first benefit LLC, Clean Currents, a green energy company. Clean Currents was created under the recently passed SB 595, a follow up to the state's benefit corporation law passed last year. SB 595 was sponsored by State Senator Jamie B. Raskin (D-Mont).

Two weeks ago, Governor Martin O'Malley attended the inauguration of Blessed Coffee, a Takoma Park coffee shop. Blessed Coffee is a registered benefit corporation under the law passed last year. The company has pledged to allocate 50% of its net profits from wholesale revenue to social programs in Ethiopia's coffee growing regions, and 50% to community based organizations. O'Malley said of Blessed Coffee that “(i)t's a corporation that looks at not only the bottom line of profit, but also the bottom line of social responsibility.”

The Washington Post article, Takoma Park coffee firm holds 'Blessed' event, in quoting Raskin highlights one of the challenges the state has in encouraging benefit corporations:

“'The law allows community-minded companies to take the high bid,'    Raskin said.

The main benefit of the law, however, is as a branding and marketing tool. The community feels that it's a part of the business, and people are often willing to pay for products when they know the money goes toward groups and causes they support, Raskin said.” (sic)

Cause marketing can be effective. A 2010 study said that 41% of Americans have purchased a product in the past year because the product was associated with either a social or environmental cause. The same study said that 88% of Americans think it is acceptable for a company to involve a cause or issue in its marketing; contrast this to the Millenial Americans, of whom 94% think it is acceptable for a company to involve a cause or issue in its marketing. Additionally, Millenials use a company's support of social or environmental issues to determine other corporate interactions. 87% of Millenials use social and environmental causes as a benchmark to determine where to work. 79% of Millenials use the same benchmark to determine where to invest. As Millenials become more active participants in the marketplace, benefit corporations and benefit LLCs are poised to reap the benefits (pun intended).

Green jobs in Maryland

Last week, I read an interesting article in the Baltimore Sun entitled "Green jobs economy has hits and misses in Maryland". The article said that "(c)lean jobs locally grew 2.6 percent annually from 2003 through last year..." - a rate which is apparently indicative of an uneven pattern of growth for Maryland's green economy.

Maryland has made many efforts to stimulate the green economy. You may recall my blog a few weeks ago on the recent legislation pertaining to B Corps. Additionally, in 2009, Maryland created the non-profit Maryland Workforce Corporation to provide job training, which received a $4 million grant from the U.S. Department of Labor’s Employment and Training Administration to benefit it's Mid-Atlantic Regional Collaborative Green Consortium.  As part of the grant, Maryland Workforce Corporation has a website called MARC Regional Green Jobs, which provides a posting board for employers to list green jobs that are available.

MARC defines green jobs as "jobs involved in economic activities that help protect or restore the environment or conserve natural resources". These jobs deal with renewable energy, energy efficiency, greenhouse gas reduction, pollution reduction and cleanup, recycling and waste reduction, agricultural and natural resource conservation, and education, compliance, public awareness and training. These jobs are expected to provide direct and indirect green goods and services, specialized inputs, and the distribution of green goods.

If you have questions on how green jobs can benefit your business, please contact our office.

Purpose driven profits

Howard Magazine has a great article in it's September 2011 edition on local businesses with purpose driven profits.