The reader asked if the parent has rental income, pointing out that the parent owns the property and has the legal right to rent the property. The reader suggested that under Lucas v. Earl, 281 US 111 (1930), the parent should not be able to assign the rental income to the child. Yet the child is doing all of the work to generate the rental income, and the parent is not giving up anything or being inconvenienced. The reader wondered if the transaction should be treated as a loan of the property by the parent to the child.
My response is that the child is acting as the agent of the parent. The parent owns the property. The parent can end the arrangement whenever the parent chooses to do so. The leeway granted to the child in terms of handling the specific details of renting out the property doesn’t shift ownership of the property or the income it generates from the parent to the child any more than leaving the details of a brokerage account investments to the broker causes the account income to shift from its owner to the broker. The rental income is the parent’s, the rental expenses are the parent’s, and whatever net income the parent permits the child to retain is a combination of compensation to the child for his rental agent activities, which is a fact question, and to the extent the net income exceeds reasonable compensation for the child’s services, a gift by the parent to the child. So the parent’s adjusted gross income would reflect an amount equal to the amount of the gift, reflecting gross income equal to the rental income, deductions equal to the rental expenses and the compensation to the child. Presumably, the child acts as an independent contractor, so the parent would not have any employer withholding obligations.
The reasoning behind my response reflects what would happen if the parent entered into the same arrangement with an unrelated third party. The twist would be that to the extent the third party kept all of the net income, the facts would indicate that the entire net income kept by the third party was compensation to the third party. Of course, to the extent that amount exceeded a fair market value compensation amount, the parent would not enter into the same arrangement, which is further support for concluding that when the arrangement is with the child, the excess kept by the child is a gift by the parent to the child.
I pointed out that the numbers could be tricky. Suppose that the depreciation on the property exceeds the net cash income. Because of the parent’s use of the property (presumably the days of use in July and August exceed the greater of 14 or 10 percent of the rental days) section 280A would block any loss (except to the extent somehow interest and taxes alone exceeded the net rental income). But that would not change the tax treatment of the amounts kept by the child, nor would it diminish the parent’s rental income.
Treating the arrangement as a loan of the property simply complicates matters, because it would require a determination of deemed rent paid by the child to the parent, and would not prevent the parent from having some sort of rental income. There probably are better ways to handle the arrangement. For example, the parent and the child could enter into a partnership, with the parent contributing the property and the child contributing services. That would permit some of the net income to be reported by the child rather than by the parent. The arrangement as described does not have sufficient indicia of an intent to create a partnership. Another example would be transfer of the property to the child, with a reserved right of occupancy. Whether the transfer should be a gift, a sale, or a part-gift-part-sale, and the other details of the transfer, depend on the particular facts and circumstances of the parent’s financial and tax situation, whether the child is an only child, and similar concerns.
My guess is that when these arrangements occur, neither the parent nor the child thinks about the tax and other consequences. There is a conversation, the idea makes sense to the parent, the parent agrees, and off goes the child to list the property for rent. And if something goes awry, tax or otherwise, disputes will arise. For example, who gets sued and is ultimately responsible if a hazard on the property causes physical injury to a tenant? Who is listed as owner on the property insurance policy? Ultimately, it’s not just a tax issue, and the assistance of legal counsel is highly recommended.