Justia Tax Law Opinion Summaries

Lano/Armada Harbourside, LLC sold five condominium units in Washington, D.C. to Allegiance 2900 K Street LLC in 2013 for $39 million. The sale was documented by a deed that purported to reserve to Lano/Armada a leasehold interest in the property, referencing a separate ground lease agreement between Allegiance (as landlord) and Lano/Armada (as tenant). The ground lease had a term exceeding thirty years, with options to extend up to 117 years, and specified substantial annual rent payments. The ground lease itself was not recorded at the time of the sale, and no taxes were paid on it. Only the deed was recorded, and taxes were paid based on the transfer of the fee simple interest.After a series of assignments and a foreclosure, Commonwealth Land Title Insurance Company, as subrogee of COMM 2013-CCRE12 K STREET NW, LLC, sought to record a deed of foreclosure in 2019. The Recorder of Deeds refused, noting that the ground lease had never been recorded or taxed. Commonwealth then recorded a memorandum of lease and paid the required taxes under protest. Commonwealth sought a refund from the Office of Tax Revenue, which was denied, and then petitioned the Superior Court of the District of Columbia for relief. The Superior Court granted summary judgment to the District, finding that the ground lease was a separate taxable transfer and that the statute of limitations had not run because no return for the ground lease had been filed until 2019.On appeal, the District of Columbia Court of Appeals affirmed. The court held that the ground lease was a separate transfer of a leasehold interest, not a mere retention, and was subject to recordation and taxation. The court further held that the statute of limitations for tax collection was not triggered by the earlier deed and tax return, as they did not provide sufficient information about the ground lease. Thus, the District’s collection of taxes on the ground lease was timely. View "Commonwealth Land Title Ins. Co. v. District of Columbia" on Justia Law