Showing posts with label 504. Show all posts
Showing posts with label 504. Show all posts

Thursday, February 26, 2009

Is More Relief Ahead for Small Business?

WITH the economy in terrible shape, owners of small businesses could use a break. The tax code offers many to choose from, including some recent additions, and others may be on the way.

Businesses received a batch of concessions late last year, when several measures that expired in 2007 were extended to cover 2008, said Barbara Weltman, a lawyer and author of “J. K. Lasser’s Small Business Taxes.” These include a 20 percent credit on research expenditure and a provision that allows businesses that lease office or other space to recover the costs of improvements over 15 years instead of 39.


A separate break, introduced as part of the Economic Stimulus Act of 2008, was a doubling, to $250,000, of the amount of equipment and other purchases that businesses could write off immediately, instead of a bit at a time through depreciation formulas, she noted.


The figure may go even higher. J. D. Foster, a researcher in tax and entitlement policy at the Heritage Foundation in Washington, pointed to “a consensus in Congress to extend and expand small-business expensing.”


It would help redress an inequity that pervades the taxation of business, he said: the fact that income is generally taxable immediately, while many costs — the other side of the ledger — must be deducted only over time, often a very long time.


A more liberal expensing regimen “seems to be something that has broad consensus politically and is certainly helpful for small businesses,” Mr. Foster said. Just how valuable a benefit it is in a time like this, though, is debatable. 


“It doesn’t do any good if you don’t have enough income to use the deduction,” he pointed out.


Ms. Weltman agreed, saying that the same applies to many other breaks. Doing even less good for small business are changes in some states that are seeking ways to shore up their depleted treasuries. She advised vigilance for “piddling kinds of tax increases that can impact small business.”


One change to federal tax rules that could be useful in today’s climate, especially for businesses that were on a winning streak before slamming head-on into the recession, is found in the stimulus package now snaking its way through Congress. 


A provision would allow businesses that had a loss last year to offset it against profits earned as far back as five years. Businesses could immediately recoup tax paid on the profits that the 2008 loss wiped away.


“Ordinarily when a business suffers a net operating loss, it can carry back the loss two years,” Ms. Weltman explained. Lawmakers “want to extend that to five years, so if you have a very big loss, you’re going to be able to get a refund now. They’re trying to let businesses get some money back so they can use it to survive.”


The amount that can be carried back is limited to 90 percent of the loss; the rest is forfeited. This piece of the provision is known as “Rangel’s wrinkle,” she said, a reference to Representative Charles B. Rangel, the New York Democrat who is chairman of the House Ways and Means Committee, the panel that oversees budget matters.


Deductions and accounting devices won’t prevent some businesses from being unable to pay their full tax bill. As with individual taxpayers, the Internal Revenue Service is willing to show businesses some leeway, a spokeswoman for the agency said. Debt collections may be postponed if matters have gone that far, and leniency may be granted when payments are missed under installment agreements.


Whether or not they get a hand from Congress or the I.R.S., owners of small businesses can give themselves a break by structuring their affairs in a tax-efficient way. Fred Freifeld, an accountant in South Florida, tells fledgling entrepreneurs that they can reduce their liability by incorporating, but that doing so can also make tax matters more complicated, with more kinds of taxes to pay and more frequent payments.


Small-business owners must make payments of estimated personal and, if relevant, corporate income tax, as well as self-employment tax, the equivalent of Social Security and Medicare taxes paid by employees and employers. That requires discipline and, of course, cash, which can be hard to come by when a business is new or operating in a weak economy.


“Don’t get behind the eight ball as far as taxes go,” Mr. Freifeld said. “You’re not used to estimated tax payments; you’re used to being an employee and having taxes withheld. Taxes have to be paid quarterly, and there are penalties if you don’t. A lot of times people who start their own businesses don’t think about it.”


IT is not as though business owners have nothing else to occupy their thoughts. The complexities of taxation and a concentration on other aspects of running a business may mean that new tax breaks are not as beneficial as these owners hope.


“The tax code is a pain in the neck,” Mr. Foster said. “My sense is that small-business people have very little time or inclination to follow the threats or opportunities developing in Washington. If there were a proposal to reduce tax rates on small businesses, it would be more eye-catching.” 

Source: http://www.nytimes.com/2009/02/08/business/yourtaxes/08entre.html?ref=smallbusiness















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Wednesday, February 25, 2009

Smaller lenders see opportunities in SBA loan programs

Independently owned community banks that once may have deemed government-backed Small Business Administration loans too cumbersome now are rushing to become SBA lenders in anticipation of economic-stimulus incentives.

That could mean new financing options for entrepreneurs, particularly in metro Phoenix's fringe suburbs and Arizona's rural communities, at a time when many large banks have shut the door on less-experienced loan applicants.

The government guarantees a portion of each SBA loan, meaning less risk for the lender. "Smaller, community banks are coming into the program and filling . . . gaps," said Robert Blaney, SBA district director for Arizona.

Arizona SBA loan volume and total dollars lent in 2009 are down 62 percent and 65 percent, respectively, over the first quarter last year. The Arizona SBA office has seen a net loss of 25 lenders since September, the majority of which are, or were before mergers or failures, large banks with a national presence.

The only new lenders to replace those lost are small operations such as Avondale-based West Valley National Bank, also serving Buckeye, and soon, the two-branch Yuma Community Bank.

Many community banks are in a good position to make SBA-backed loans because they did not make risky commitments, or participate in the derivatives and mortgage markets the way large banks did.

"(They) were prudent in their lending. They didn't rely on hot money to fund growth . . . and the vast majority are well-capitalized," said Bob Seiwert, a senior vice president with the American Bankers Association.

However, many also lack the training required to participate in SBA programs.

That started to change in fall, after early stimulus discussions, said Bruce Hodgman, deputy director of Arizona's SBA office. Since, he said the Arizona SBA office has enlisted a record number of new trainees. All are small, community lenders.

"I can't think of any other time there has been such a recent request or demand for (training)," Hodgeman said.

New incentives

In the past, the SBA had a tough time getting small lenders to use its products. Seiwert said fees of up to 3.5 percent of a loan's value, as well as time-consuming paperwork, were turnoffs.

The stimulus bill awaiting President Barack Obama's signature today would temporarily waive SBA loan fees and pump millions of dollars into current programs.

Although SBA lender training is free, it can drain time and resources that not all community banks have to spare. Now, some are sinking their own money into that investment if it means nabbing new clients later this year.

"It's a little short-term pain for a long-term gain. I don't know how you can serve the business community and not participate with the SBA in this economy," said Candace Wiest, West Valley National Bank president and CEO.

In addition to the training, Wiest invested close to $10,000 for a consultant to help her write out West Valley National Bank's SBA loan policies, specifically those related to 504 loans. The 504 loans help small businesses buy their offices, land or storefronts and is a category Wiest hopes to specialize in.

"There has never been a better time for small-business owners to buy their own building. Prices are low, and if we get an SBA loan for them the borrower only has to put 10 percent down," she said.

Twice a month, Wiest selects CEOs from 10 local companies and invites them to a private steak dinner to spread the word about West Valley National Bank's new offerings. She prompts a discussion about the state of the economy to gauge their hopes and concerns, then casually mentions the bank's new SBA lending abilities.

Business beneficiaries

Goodyear resident Debra Kent heard about the SBA loan program from a friend of a friend. She opened Golden Apple Skin Laser and Vein Center in 2004, and started shopping for a loan to buy an office suite in October. She currently rents medical space in Litchfield Park.

"I had no idea SBA loans would even be available," she said. "The thing that really shook me up is when my attorney (sarcastically) said, 'Good luck.' "

Golden Apple offers mostly cosmetic treatments, and Kent said business has taken a hit during the recession.

A varicose vein-removal procedure covered by many insurance companies has helped keep her business afloat.

When the economy turns, Kent said Golden Apple would be in a good position to grow. West Valley National Bank is helping her close on a $1 million office space in Goodyear.

Despite increased interest in SBA programs from community lenders, Hodgman said the small outlets are not likely to generate the same amount of loan volume lost over last year.

But Wiest notes, they could make loan money more available to small-business owners on big-city fringes, such as Kent. The lenders often favor clients in their own backyards.

"We see it as economic development," Wiest said.

Reach the reporter at erin.zlomek@arizonarepublic.com or 602-444-6903.

Source: http://www.azcentral.com/arizonarepublic/business/articles/2009/02/16/20090216stim-biz-SBAstimulus.html















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When It Is Time to Buy Instead of Lease

I spoke with Karen Klein, writing for BusinessWeek, last month about owning property versus leasing. Karen is a writer based in Los Angeles covering entrepreneurship and small business matters. A business owner wrote in with a question about whether or not purchasing property right now is a good idea. The following brief article is essentially a question-and-answer, and worth the quick read. Let me know what you think about the prospect of commercial property ownership in light of the current economic environment by leaving a comment at the end of the post.

When It's Time to Buy Instead of Lease

By Karen E. Klein
Published December 12, 2008 | BusinessWeek

Q: My business lease is nearly up and I planned to renegotiate for a lower payment. However, now I'm wondering if we should try to buy office property instead, with interest and prices so low? - I.N., Prescott, Ariz.

A: Meet with your accountant and look at your long-term business plan for help answering this question. Is yours a growing company likely to eventually need more space than you can afford to purchase now? Can you buy more square footage than you need and sublet until your company expands? If you outgrow the place, will you be able to sell it, or will you be happy becoming a commercial landlord?

Purchasing commercial property builds equity in an appreciable asset that offers both tax advantages and income-sheltering opportunities, says Chris Hurn, president of Mercantile Commercial Capital, based in Altamonte Springs, Fla. If you foresee that you'll pass your business on to your children or eventually shut the doors if you can't sell, paying yourself “rent” now and owning equity in a tangible asset later can be a great advantage. And commercial interest rates are at historic lows, Hurn says, between 6% to 6.5% for a 20-year fixed mortgage vs. an historical average around 8.5%.

Still, taking on substantial debt, subleasing, and supervising property maintenance is not for every entrepreneur. And all real estate is profoundly local: While some parts of the country are seeing large discounts from commercial developers, other choice locations will always be very costly.

CREDIT CRUNCH

Then there's the problem of credit availability, which continues to be extremely tight. “The days of going to a large national bank for a loan are pretty much over for now,” Hurn said. “Smaller community banks and specialized lenders like our firm are where business is being done.”

He offers his clients some tips when they are considering the purchase of commercial property; you can take many of these steps now and even if you can't get a loan immediately, you'll have a jump on the process when money becomes more readily available:

Get organized. Ask a potential lender to give you a checklist of required documents. “Full-documentation loans are worth spending the extra time on. The more thorough you are, the better you look to a lender,” Hurn says. “You may also be able to secure a better interest rate, saving thousands of dollars during the life of the loan.”

Get pre-approved. Knowing what you'll be able to afford early on will save time later. “Lenders have become especially efficient with issuing pre-approvals for commercial loans quickly, assuming they receive the documents they need,” he says.

Know your local market. Talk to an experienced real estate broker who specializes in commercial property and can go over prices, comparable lease rates, and demographic information with you, so you've got an idea whether buying is worth it and what the best locations in town are.

Consider financing options. Hurn is a big fan of the SBA 504 loan program. “It provides up to 90% loan-to-cost financing with longer amortizations and below-market interest rates, will preserve more of your capital for better uses, keep your cash flow high, and allow you to redeploy your capital savings into other profit-generating business activities,” he says. Not every small-business owner will qualify for this program, but most do, Hurn says.

Establish an ownership entity. You should own commercial property through a separate real estate holding company, not through your current business entity. That way, “If you decide to sell your operating business later, you can maintain your real estate company,” Hurn says. The property can eventually become a retirement asset for you, generating regular monthly rent checks.

Another thing to think about, if your assets are not sufficient to provide the downpayment on a property you'd like to buy, is partnering with another successful business owner. Two or more of you could form the real estate holding firm to purchase the property together.

Source: http://www.504experts.com/blog/when-it%E2%80%99s-time-to-buy-instead-of-lease-2.php













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Friday, February 20, 2009

SBA Loans and the Stimulus Package: SBA 504


















Ron ReussPresident of GulfCoast Business Finance, has sent out this summary of SBA 504 loan related items that are part of the stimulus package that was just signed into law. SBA 504 allows businesses to buy building and or equipmentGo here for more information on SBA 504, or read what we have on the program at the end of Ron's article.

The following SBA 504-related items were contained in the Stimulus Bill.

Appropriation of $100 million for loan subsidy & loan modification costs for 504 loans to cover elimination of SBA 504 fees through September 2010, provided appropriated funds continue to offset such fees; Temporary elimination of bank participation fee (currently .5%) and CDC processing fee (currently 1.5%);

The SBA 504 requirement of projected employment impact will change from "one job projected to be created per $50,000" to "one job projected to be created for every $65,000 in SBA funds" If the project meets with SBA's public policy or community development goals, this job creation requirement does not apply.

A SBA Secondary Market guarantee authority of up to $3.0 billion has been established to facilitate the sale of 504 first mortgage pools. (These may be existing pools of loans, or new loans that may be pooled after date of enactment.)

Refinancing existing debt (in an amount not to exceed 50% of the projected cost of the project financed), if;


1. the new loan involves business expansion
2. it is collateralized by fixed assets
3. the existing debt was incurred for benefit of small business
4. proceeds are used to acquire land, to construct or expand building or to purchase equipment
5. borrower is current on all payments of existing debt for one year
6. new financing will provide better terms or interest rate
7. new financing will be used only for refinancing existing debt, or for costs related to project being financed


For the SBA 7(a) loan program, loan fees were eliminated and the SBA will now guarantee the 7(a) lender up to 90% of the outstanding loan. No provisions were offered in the bill that increase the amount of SBA 504 loan nor the amount of the 7(a) loan guarantee of $1.5 million.


NOW is the best time for a lending institution to consider partnering with the SBA 504 loan program to lessen its risk and to lower its loan exposure on real estate and equipment financing.


We will continue to provide you with any and all updates to this bill as they develop.


More about SBA 504:


The Small Business Administration (SBA) 504 Certified Development Company Loan Program was created in 1980 to promote small business expansion. The program provides long-term, low down payment, competitively priced capital for healthy, growing businesses that have a high probability of enhancing local employment in an area. A CDC, typically a non-profit corporation, receives designation from the SBA to administer this economic development program.


Typically, a 504 project includes a loan secured by a first lien from a private-sector lender that finances up to 50% of an eligible project’s cost, a secured second lien from a CDC (backed by a 100% guaranteed debenture) that funds up to 40% of the project’s cost and the small business is required to inject at least 10% of the eligible costs. (New and limited purpose businesses may be required to inject additional equity.)


Eligibility


  • Be an operating business
  • Be organized for profit
  • Be located within the United States
  • Be a small business according to SBA standards
  • Meet an economic development objective of the program
  • Demonstrated the need for financing :
1. Credit not available elsewhere
2. Limited Liquid Resources Test


Projects Financed:


  • Land acquisition
  • Building acquisition and improvements
  • New Construction
  • Machinery and Equipment purchases
  • Professional and interim loan fees


Source: http://unfsbdc.blogspot.com/2009/02/sba-loans-and-stimulus-packagesba-504.html


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