Jan
10

Clean Energy; Dirt Cheap

Get green retrofits through property taxes

An inexpensive way to retrofit homes may sweep the nation and then go worldwide (with a little luck).

It could dwarf the ‘Cash for Clunkers’ program, but, according to its supporters, taxpayers won’t have to pay the bill.

Fifteen states, including Texas, have already passed PACE programs. Berkeley, Calif. became the first governmental body to issue PACE bonds in January. The House and Senate included provisions inside their versions of Waxman-Markey that would permit the federal government to guarantee the bonds, which would enhance their value.  If the complete bill collapses, the housing provisions along with other sections popular on both sides of the aisles might be segmented into a separate bill. (PaceNow was created by UC Berkeley professor Dan Kammen and Cisco DeVries, an expert on alternative energy financing.) But if the federal government passes pending proposals to guarantee PACE bonds, the market could cause consumer demand to explode.

“With a federal guarantee it grow[s] from a hundreds of millions to a $400 to $500 billion program,” said Jack Hidary, who operates the Jack D. Hidary Foundation, one of the several organizations associated with Pace, and one of the drivers behind the car trade-in law. “It can also help the 1.5 million people out of work in the construction industry.”

Once a national program is established in the states, PaceNow wants to take it overseas.

Perhaps the main selling point about PACE programs is that they satisfy different constituencies. Homeowners, for one, get a fairly inexpensive source of financing. Ideally, the savings on utility bills will be larger than the tax assessment spread out over 20 years, thereby converting a potentially expensive construction project into a cost-cutter for a family. Tying the repayment to the tax assessment also lowers any risk that a homeowner will have to bear the brunt of the expenses: The remainder of the 20-year repayment plan transfers to the new owner with the deed.

Cities and states, meanwhile, get a mechanism to boost jobs. Tax liens are senior to mortgage assessments, which lower the risk of defaults, a bonus to bond issuers. Additionally, it gives the housing and construction industry something to do other than lay off employees and wait around for work. Green building startups, of course, will likely find new markets in these programs. Johnson Controls, the Solar Electric Industries Association and some financing organizations have joined PaceNow.

And if enough retrofits occur, the nation as a whole can start to curb energy consumption and reduce the growth of greenhouse gases. Building operations consume about 40 percent of the energy in America and most buildings aren’t particularly efficient. The state of California says it will dedicate $3.1 billion to energy efficiency from 2010 through 2012, a 40 plus percent hike over the current three year efficiency plan. At the federal level, of course, both President Obama and Energy Secretary Steve Chu have emphasized building efficiency.

PaceNow has launched an effort to popularize PACE – or property assessed clean energy – loans for retrofitting homes and commercial buildings. Unlike conventional loans, the money gets paid back through supplemental property tax assessments, a twist that provides a host of benefits.

The problems? Interest and gains on these bonds are not tax exempt. Thus, it’s unclear how big or liquid a market for these kinds of securities will be. A federal guarantee could change at least part of that picture. Municipalities and states will have to enlist and pay a financing organization to handle all the loans.

The math also really needs to be proven. Anyone who has lived through a home remodeling or retrofit knows that cost estimates often climb once the they get started and hammers and saws start flying. Consumers may approach this guardedly until enough homeowners validate that utility bill savings are greater or are very close to supplemental tax payments.

Fraud? It is possible.   Someone could buy a home and remove the retrofit, resell the home.  The new buyer would be clueless unless they investigated their absurdly high tax bill.  And then what?    As far as installation prices, it would be like how car prices are relatively fixed transparent with cars coming from a handful of manufacturers. Contractors range wildly in pricing and thousands live and compete in the same areas.

Fannie Mae and Freddie Mac initially “raised concerns” about the program, said Hidary. The mortgage agencies, however, have become more amenable as studies have shown that green retrofits increase the value of a building. A report in January from the University of California and Maastricht University showed that rental rates on green commercial buildings were 6 percent higher and the buildings achieved a sales price 16 percent higher than normal.

Hidary said, “The kicker is that it enhances the creditworthiness.”
 

Regardless, you can see this as an opportunity, especially if you’ve been considering a retrofit, but haven’t had a way to fit it in the budget.   This would be a great economic opportunity,  an investment in the future.  One that will pay you back before you have to pay for it.

If you are struggling to pay off current property taxes, consider a property tax loan

Dec
01

FLSA Deductions: Vacation Pay Advances

FLSA Deductions: Vacation Pay Advances

vacation prepaid deduction

Vacation pay advances are afforded the same status as loans and wage advances - see the DOL’s Field Operations Handbook, Section 30c10 (1988), as well as DOL opinion letters, FLSA-834, issued on October 11, 1984, and FLSA2004-17NA, issued on October 6, 2004.

 

This type of deduction must be authorized in writing by the employee to be valid under the Texas Payday Law.

Nov
30

FLSA Deductions: Loans and Wage Advances

FLSA Deductions: Loans and Wage Advances

loan deductions

Repayments of wage advances and loans from the employer to the employee may take an employee under minimum wage;

it is up to the employer to note the existence of the loan or advance

(deduction allowed for principal only – no interest or administrative fees – see FOH, Section 30c10 (1988)). Here is the relevant text of FOH § 30c10:

 

30c10 Voluntary assignment of wages, loans, and advances.
(b) While loans and cash advances made by an employer are not “facilities”, the principal may be deducted from the employee’s wages, even where such a deduction cuts into the minimum wage or overtime due under FLSA. Deductions for interest or administrative costs on the loan or advance are illegal to the extent that they cut into the minimum wage or overtime pay.

The existence of the loan or advance shall be verified to the extent possible.

 

This category would include any instance in which the employer advances money to the employee to pay for something on the employee’s behalf for which the employee would normally be personally responsible. This category also includes wage overpayments.

 

This type of deduction must be authorized in writing by the employee to be valid under the Texas Payday Law.

 

Special precaution for loans and wage advances:

employers should never loan money or advance wages to an employee without treating the occasion like a bank would.

That means securing the employee’s written agreement on a separate loan or wage advance document listing all the particulars of the transaction, such as amount loaned or advanced, date of transaction, full name and social security number of the employee, the amount and frequency of repayment installments, and what happens to an unpaid balance remaining when the employee leaves the company. Finally, find out what legal formalities are necessary in Texas and your other states of operation to make a valid promissory note and include such language in the loan or wage advance agreement, so that if the employee fails to satisfy the repayment obligations, the company will have the option of taking the ex-employee to civil court.

Special precautions for insurance premium advances: some employers may from time to time pay an employee’s usual contribution toward a group health plan. The reason may be an attempt to comply with the Family and Medical Leave Act, if the FMLA applies, or simply a desire on the part of an employer to help the employee out during a leave of absence. Whatever the reason, the employer ends up giving the employee what amounts to a loan, the proceeds of which are applied to a benefit for the employee. If the employer wants to be able to recoup that money, it would be well-advised to include some special wording about this kind of situation in the employee handbook and the wage deduction authorization agreement. The policy in the health benefits section of the employee handbook might read as follows:

 

During a leave of absence of less than ["x"] weeks’ duration, unless the employee has previously arranged to pay the insurance premiums in advance or during the leave, the employer will advance to the employee an amount equal to the premium payments required to maintain the employee’s health insurance in force. The amount so advanced will be treated as an advance of future wages payable, and the advance will be deducted from any paychecks the employee might receive following the employee’s return from the leave of absence. The amount to be deducted will be [one-third of / one-half of / the amount so advanced] from the employee’s [first three paychecks / first two paychecks / first paycheck] following the date of the employee’s return from leave. If the employee separates from employment prior to repaying the advance in full, any unpaid balance remaining from the advance at the time of the employee’s separation from employment will be deducted in full from the employee’s final paycheck.

 

The above excerpt is merely an example of how such a policy might be worded and serves only to illustrate the concepts involved.

The actual wording depends upon whether and to what extent the employer might wish to have such a procedure and on what the wage payment laws require in the employer’s state or states of operation other than Texas. In addition, corresponding language should go into the wage deduction authorization agreement, and the employees should be required to sign the agreement as a condition of continued employment. New employees can be required to sign such an agreement as a condition of hire.

 

If the employer does adopt such a policy, it should be prepared to pay the health insurance premiums for all similarly-situated employees or else face possible charges of discriminatory treatment.

The practice could be restricted to employees out on health- or family-related absences, or even only to employees out on FMLA leave.

Nov
28

FLSA Deductions: Wage Assignments (Voluntary)

  FLSA Deductions: Wage Assignments (Voluntary)

voluntary wage

Deductions for voluntary wage assignments, i.e., for things that benefit the employee, may take an employee’s wages below minimum wage, provided the employer does not profit thereby (includes such things as employee contributions to a health or retirement plan (see 29 C.F.R. 531.40(c)) and FOH, Section 30c10(a)).

 

Employers are under no statutory obligation to honor voluntary wage assignments (see Reef v. Mills Novelty Co., 126 Tex. 380, 89 S.W.2d 210 (1936), in which an attempted assignment of a sales employee’s commission pay did not bind an employer whose contract with the employee prohibited an assignment of commissions without the employer’s consent). An employer may be under a contractual obligation to do so, however. That would be the case if the employer had contracted with a third party, such as a health care insurance provider, to deduct wages for insurance plan contributions and remit them to the insurance carrier in return for coverage for the employees. That is not the case, though, if the employer’s company had no prior business relationship with the beneficiary of the assignment, for example, a payday loan company that makes a short-term loan to an employee. In such a case, it would be optional on the employer’s part to comply with the wage assignment. If the employer refused to comply with the wage assignment, the alternative for the payday loan company would be to go to court against the employee and seek to enforce its rights in a civil lawsuit.

 

NOTICE: This type of deduction must be authorized in writing by the employee to be valid under the Texas Payday Law.

This type of wage assignment can lead to insufficient land levy funding.  A lending option is available Texas Property Tax Loans

Nov
24

Pooling and Sharing Tips

Pooling and Sharing Tips

tip pool

  1. The U.S. Department of Labor’s position is that tip-pooling / tip-sharing arrangements are permissible as long as the employees sharing in the tips have somehow participated in serving the customers who left the tips. Courts cases regarding tip-sharing arrangements focus on whether the employee interacted with the customer, assisted in providing the customer with a pleasurable dining experience, and/or provided “direct table service” before or during the meal, while the customer was seated. It is a good practice to put the tip-sharing policy in writing and have everyone acknowledge it.
  2. DOL regulation 29 C.F.R. § 531.54 – “Tip pooling. Where employees practice tip splitting, as where waiters give a portion of their tips to the busboys, both the amounts retained by the waiters and those given the busboys are considered tips of the individuals who retain them, in applying the provisions of sections [203(m)] and [203(t)]. Similarly, where an accounting is made to an employer for his information only or in furtherance of a pooling arrangement whereby the employer redistributes the tips to the employees upon some basis to which they have mutually agreed among themselves, the amounts received and retained by each individual as his own are counted as his tips for purposes of the Act.”
  3. DOL Field Operations Handbook § 30d04: Tip pooling.
    1. The requirement that an employee must retain all tips does not preclude tip-splitting or pooling arrangements among employees who customarily and regularly receive tips. The following occupations have been recognized as falling within the eligible category:
      1. waiters
      2. bellhops
      3. counter personnel who serve customers
      4. busboys/girls (server helpers)
      5. service bartenders

      It is not required that all employees who share in tips must themselves receive tips from customers. The amounts retained by the employees who actually receive the tips, and those given to other pool participants are considered the tips of the individuals who retain them, in applying the provisions of sections [203(m)] and [203(t)].

    2. A valid tip-pooling arrangement cannot require employees who actually receive tips to contribute a greater percentage of their tips than is customary and reasonable. For enforcement purposes, Wage and Hour will not question contributions to a pool where the net amount of tips contribute (after return of any tips from the pool) does not exceed 15 percent of the employee’s tips. However, only those tips that are in excess of tips used for tip credit (e.g., where the maximum tip credit is taken, those in excess of 40 percent of the minimum wage) may be taken for a pool. If such requirements are met, it is not necessary that the pooling be voluntarily consented to by the employees involved (notwithstanding Reg. 531.54).
    3. Tipped employees may not be required to share their tips with employees who have not customarily and regularly participated in tip pooling arrangements. The following employee occupations would therefore not be eligible to participate:
      1. janitors
      2. dishwashers
      3. chefs or cooks
      4. laundry room attendants

      However, it does not appear that Congress … intended to prevent tipped employees from deciding, free from any coercion whatever …, what to do with their tips, including sharing them with whichever co-workers they please. Tips given to such co-workers as are listed in this subsection may not, however, be used as a tip credit.

    4. … In the case of host/hostesses, head waiters, or seater/greeters and other employees not referred to above, facts should be developed showing the practices regarding their sharing of tips in the locality and type of establishment involved.

     

  4. Two DOL opinion letters address this issue:
    • Customer-greeting chefs are tipped employees: http://www.dol.gov/esa/whd/opinion/FLSA/2008/2008_12_19_18_FLSA.htm - note that this appears to present a slight conflict with FOH § 30d04(c)(3) (quoted above), but this opinion letter should be taken as controlling authority because DOL opinion letters carry at least the same advisory authority as a section of the Field Operations Handbook, the opinion letter is much more recent, and the emphasis on the “customer greeting” aspect of such a chef’s job makes it consisent with the kind of court rulings cited below
    • Barbacks are tipped employees: http://www.dol.gov/esa/whd/opinion/FLSA/2009/2009_01_15_12_FLSA.htm

     

  5. Gratuities charged by an employer are not tips – see http://www.tipcompliance.com/polLearningCenter.cfm?doc_id=89 - “A gratuity is not considered tip income within the control of the regularly tipped employee. A gratuity is a charge that is directly added for services rendered as determined by management, e.g. adding an 18% gratuity for parties over 10 people. This amount is considered wages, and is within the control of the employer, not the employee. Employers may distribute a gratuity at their discretion.”
  6. Chau v. Starbucks, 94 Cal.Rptr.3d 593 3 (Cal. Ct. App., 4th Dist., July 2, 2009) – Section 351 (the California tipped employee statute) does not contain any language prohibiting an employer from equitably dividing tips placed in a collective box among the employees who provided the service.
  7. Budrow v. Dave & Busters of Calif., Inc., 90 Cal.Rptr.3d 239 (Cal. Ct. App., 2nd Dist., Mar. 2, 2009) – Bartenders who poured or mixed drinks that were brought to restaurant patrons at their tables could participate in tip pools established pursuant to statute making gratuities property of employees to whom they were paid, even if bartenders did not personally bring drinks to tables.
  8. Hosts are tipped employees: Kilgore v. Outback Steakhouse of Florida, Inc., a/k/a FMI Restaurants, Inc., 160 F.3d 294 (6th Cir. 1998): “an employer must inform its employees of its intent to take a tip credit toward the employer’s minimum wage obligation.” Hosts at Outback are “engaged in an occupation in which [they] customarily and regularly receive[] . . . tips because they sufficiently interact with customers in an industry (restaurant) where undesignated tips are common.” “… one court has held that a tip pool that benefits a maitre d’ is permissible under the FLSA. In Dole v. Continental Cuisine, Inc., 751 F. Supp. 799 (E.D. Ark. 1990), the district court upheld a mandatory tip pool where servers tipped out solely to a maitre d’ who ‘receives no tips directly from customers’ and whose responsibilities included setting up the dining room, greeting and seating customers, serving the first drink to customers, and assisting servers in serving customers as needed.”
  9. Etheridge v. Reins International, 91 Cal.Rptr.3d 816: The court explained that “[t]ip pools exist to minimize friction between employees and to enable the employer to manage the potential confusion about gratuities in a way that is fair to the employees.”
  10. For tipped employees, it would not be legal to make deductions from tips toward a “breakage” fund. See the following two cases:
    • Chisolm v. Gravitas Restaurant Ltd., 2008 WL 838760 (S.D. Tex. 2008) and
    • Bursell v. Tommy’s Seafood Steakhouse, 2006 WL 3227334 (S.D. Tex. 2006).

 

For information on the tip credit and overtime pay for tipped employees, click here.

Nov
24

FLSA Deductions: Tip Credits

FLSA Deductions: Tip Credits

tip deductions

 

Under Section 203(m), an employer need pay a “tipped employee” only $2.13 per hour, since the law assumes that tips will make up the difference between that amount and minimum wage (this did not change with the recent increase in the minimum wage). A “tipped employee” is defined as someone who earns at least $30 per month in tips (29 U.S.C. § 203(t)). If such an employee feels that the tips do not make up the difference, he or she may request a review of the problem by the DOL under 29 C.F.R. 531.7.

 

Since the tip credit is in cash and the actual tips are paid not by the employer, but by customers, this would not be a “payment in kind”, as is the case with a deduction for lodging furnished to an employee. Even though paying a tipped employee $2.13 per hour can be thought of as the end result of deducting the tip credit of $5.12 per hour from the required minimum wage of $7.25 per hour, the tip credit does not have to be authorized in writing by the employee in order to be valid under the Texas Payday Law, since it is specifically authorized by the federal statute. However, Section 203(m) provides that the tip credit may not be used toward payment of minimum wage “unless such employee has been informed by the employer of the provisions of this subsection, and all tips received by such employee have been retained by the employee, except that this subsection shall not be construed to prohibit the pooling of tips among employees who customarily and regularly receive tips.” In other words, prior notice (before the work begins) must be given to tipped employees that the wage agreement includes the use of a sub-minimum cash wage and a tip credit. Regarding tip-pooling / tip-sharing agreements, click here.

 

The tip credit of $5.12 per hour does not vary for overtime hours. A minimum wage tipped employee who would get $10.88 per hour in the absence of a tip credit would get $5.76 for each overtime hour with the tip credit.

This type of wage can lead to insufficient land levy funding.  Lending options are available Texas Property Tax Loans

Nov
22

FLSA Deductions: Lodging, Other Facilities, and Meals

 

FLSA Deductions: Lodging, Other Facilities, and Meals 

tax deductions

Under restricted circumstances, the employer may deduct the reasonable cost of meals, lodging, and other facilities furnished to the employee in connection with the employment, provided, among other things, that the employer does not profit as a result. (see 29 U.S.C. 203(m), 29 C.F.R. 531.29, and 29 C.F.R. 531.33; recordkeeping requirements are found in:  29 C.F.R. 516.27; also see FOH, Sections 30c00 – 30c09, mentioning restrictions on deductions and some narrowly-defined administrative costs associated with certain facilities that can be included as a credit against minimum wage).

Employer expenditures for meals, lodging, and other facilities furnished to employees fall under the category of “payments in kind”, regulated by the Texas Payday Law (Section 61.016(b) of the Texas Labor Code), and deductions for such costs must be authorized in writing by the employee.

Nov
03

clean taxes

 

we help you to avoid the grime

   and our advice won’t cost a dime

help to clean your tax debt for you

   that is what we’d love to do