Estate Planning Blog Articles

Estate & Business Planning Law Firm Serving the Providence & Cranston, RI Areas

The Pitfalls of Adding a Child to Your Home’s Deed

As an estate planning attorney, I’ve witnessed many parents consider adding a child to the deed of their home with good intentions. They often view this as a simple strategy to ensure that their property seamlessly passes to their children without the complexities of probate. However, this well-intentioned move can lead to numerous unexpected complications and financial burdens. This article explains why adding a child to your home’s deed might not be the optimal choice for your estate plan.

Understanding the Basics: What Does Adding a Child to a Deed Mean?

To begin, let’s clarify what it means to add a child to the deed of your home. By doing this, you are legally transferring partial ownership rights to your child. This action is commonly perceived as a method to circumvent probate. However, it is imperative to understand that it also entails relinquishing a degree of control over your asset.

Legal Implications of Co-Ownership

When you add your child to the deed, you are not just avoiding probate; you are creating a co-ownership situation. This means your child gains legal rights over the property, equal to yours. Such a shift in ownership can have significant legal ramifications, particularly if you need to make decisions about the property in the future.

Probate: Is Avoiding It Worth the Risk?

Avoiding probate is often cited as the primary reason for adding a child to a home’s deed. Probate can be a lengthy and sometimes costly process. However, it’s essential to weigh these concerns against the potential risks and challenges of joint ownership.

The Complexity of Bypassing Probate

Probate avoidance, while seemingly beneficial, does not always equate to the most advantageous approach. The process of probate also serves to clear debts and distribute assets in a legally structured manner. By bypassing this process, you might be opening the door to more complicated legal and financial issues in the future.

Gift Tax Implications: A Costly Oversight

One of the most overlooked aspects of adding a child to your deed is the gift tax implications. The IRS views this act as a gift, and if the value of the property exceeds the annual exclusion limit, it could lead to a taxable event.

Understanding Gift Tax Rules

It’s important to understand that the IRS has established specific rules regarding gifts. If the value of your property interest exceeds the gift tax exclusion limit, you might be required to file a gift tax return. This could potentially lead to a significant tax liability, an aspect often not considered in the initial decision-making process.

Loss of Control: What Happens When You’re No Longer the Sole Owner?

The loss of control over your property is a critical consideration. Once your child becomes a co-owner, they have equal say in decisions regarding the property. This change can affect your ability to sell or refinance the property and can become particularly problematic if your child encounters financial issues.

Risks of Co-Ownership

In a co-ownership scenario, if your child faces legal or financial troubles, your property could be at risk. Creditors might target your home for your child’s debts, and in the case of a child’s divorce, the property might become part of a marital settlement.

Capital Gains Tax: A Long-Term Financial Burden

A significant financial consideration is the potential capital gains tax burden for your child. When a property is inherited, it usually benefits from a step-up in basis, which can significantly reduce capital gains tax when the property is eventually sold. However, this is not the case when a child is added to a deed.

Implications of Missing Step-Up in Basis

Without the step-up in basis, if your child sells the property, they may face a substantial capital gains tax based on the difference between the selling price and the original purchase price. This tax burden can be considerably higher than if they had inherited the property.

Family Dynamics and Legal Complications

Adding a child to your deed can inadvertently lead to family disputes and legal challenges, especially if you have more than one child. This act might be perceived as favoritism or create an imbalance in the distribution of your estate, leading to potential conflicts among siblings.

Navigating Family Relationships

It’s crucial to consider the dynamic of your family and how adding one child to the deed might affect relationships between siblings. Equal distribution of assets is often a key consideration in estate planning to maintain family harmony.

Alternatives to Adding a Child to Your Home’s Deed

There are several alternatives to adding a child to your home’s deed. Creating a living trust, for instance, allows you to maintain control over your property while also ensuring a smooth transition of assets to your beneficiaries.

Benefits of a Living Trust

A living trust provides the flexibility of controlling your assets while you’re alive and ensures they are distributed according to your wishes upon your death. This approach can also offer the benefit of avoiding probate without the downsides of directly adding a child to your deed.

Seeking Professional Advice: Why It’s Crucial

Given the complexities and potential pitfalls of adding a child to your home’s deed, seeking professional legal advice is essential. An experienced estate planning attorney can help navigate these complexities and tailor a plan that aligns with your specific needs and goals.

The Role of an Estate Planning Attorney

An estate planning attorney can provide invaluable guidance in understanding the nuances of property law, tax implications and family dynamics. They can help you explore all options and devise a strategy that best protects your interests and those of your family.

While adding a child to your home’s deed might seem straightforward to manage your estate, it’s fraught with potential problems and complications. It’s vital to consider all the implications and seek professional guidance to ensure your estate plan is effective, efficient and aligned with your long-term intentions.

Key Takeaways

  • Gift Tax Risks: Be aware of potential gift tax implications when adding a child to your deed.
  • Loss of Control: Understand that you will lose some control over your property.
  • Capital Gains Tax Issues: Consider the long-term capital gains tax burdens for your child.
  • Family Dynamics: Think about the impact on family relationships and potential legal disputes.
  • Better Alternatives: Explore other options like setting up a living trust.
  • Seek Competent Guidance: Consult with an estate planning attorney for personalized advice.

How Not to Build a Family Football Dynasty

Pat Bowlen did everything right when planning for his NFL team to be transferred to new owners. He created a succession plan and filed it with the NFL, as required by the organization’s bylaws. He notified heirs of developments as they occurred. Despite this, for years before and after Bowlen died in 2019, the battle over his estate and ownership of the team was fiercer than any on the playing field, according to a recent article from Variety, “Broncos’ Fumbled Handoff Reveals Perils of NFL Estate Planning.”

With an average age of 72, National Football League owners are facing inheritance and estate planning challenges familiar to any family embarked upon planning for distribution of their possessions. However, it is on a gigantic scale. The average NFL franchise is worth around $4.14 billion, and ownership transfers must address not only taxes and estate law, but rules and restrictions of the NFL.

Trust and estate attorneys believe the NFL teams are ripe for succession problems. The value of the team, plus the scarcity—there are a limited number of teams, after all—is expected to lead to property disputes that can’t be easily resolved simply by selling the property and splitting the proceeds.

This past spring, a group led by Rob Walton, 77-year-old steward of the Walmart fortune and father of three, purchased the Broncos for $4.65 billion. The deal marked the conclusion of several years of high- profile legal battles where Bowlen family members went at it in court and in the media and underscores the unpredictable nature of succession planning.

What happened to the Bowlen family?

As Bowlen started to experience Alzheimer’s disease in the late 2000s, he started planning. In 2009, he revoked one trust to create a new one to be overseen by three trustees, who were each either a team executive or attorneys he’d known for many years. None was a member of the family.

The trust was created to manage a complex structure of the team’s ownership. The team was owned by PDB Sports, a limited partnership owned itself by Bowlen Sports Inc., which was owned by Patrick Bowlen and his brother John Bowlen. The trust would also operate other family-owned team properties, including Stadium Management Company, which operated Denver’s famous Mile High Stadium.

If the structure of the business wasn’t complex enough, the family’s internal relations were equally complicated. Seven children from two marriages, along with three siblings had been co-owners at various points in time and all had children of their own. No one agreed about the future of the team. They also disagreed about the competency and objectivity of the trustees.

Bowlen was the scion of a wealthy Canadian oil man. He and two brothers and one sister bought most of the Broncos in 1984 and the remainder of the team two years later. Each sibling owned about 25% of the team in 1986. The set up wasn’t sustainable because the NFL requires each team to identify one controlling owner. Over time, Pat Bowlen purchased equity from his siblings and gained control of the franchise. At the time of his death, he owned 76% of the team, and his brother John owned the other 24%.

Bowlen wanted the family to own the team just like the Rooney family, owners of the Pittsburgh Steelers. Selling the team was never part of his plan. However, his wishes were not expressed in his estate planning documents or trusts. The trustees declined a different succession plan from two daughters from his first marriage. When his second wife learned one of the daughters from the first marriage had attended an owner’s meeting in 2021, things got hotter. The second wife threatened to fire a trustee if the daughter from the first marriage began ascending as a controlling owner and the battles continued. The following years were filled with lawsuits and accusations.

There were many factors in this epic estate battle. However, it’s pretty likely having so many families embroiled in a high stakes battle would have undone any estate plan. A complex ownership structure, multiple families and a big price tag all contributed to the sale of the team, undermining Bowlen’s wishes to create a football family dynasty.

For most families, the stakes are not as high. However, the emotions can be just as intense. An estate plan created by an experienced estate planning attorney plus a plan for communication between all family members more often than not will achieve the desired goals.

Reference: Variety (Sep. 10, 2022) “Broncos’ Fumbled Handoff Reveals Perils of NFL Estate Planning”

Search
Join Our eNewsletter

Recent Posts
Categories