American Community Builders, Inc. v. Commissioner

36 T.C. 364, 1961 U.S. Tax Ct. LEXIS 140
CourtUnited States Tax Court
DecidedMay 25, 1961
DocketDocket No. 84548
StatusPublished
Cited by3 cases

This text of 36 T.C. 364 (American Community Builders, Inc. v. Commissioner) is published on Counsel Stack Legal Research, covering United States Tax Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
American Community Builders, Inc. v. Commissioner, 36 T.C. 364, 1961 U.S. Tax Ct. LEXIS 140 (tax 1961).

Opinion

Tietjens, Judge:

The Commissioner determined deficiencies in income tax of the petitioner in the amounts of $874,903.24 and $97,086.71 for the fiscal years ended June 30,1953, and June 30,1954, respectively. The sole issue to be decided is whether a “10-day letter” received by petitioner was a written notice of a proposed deficiency within the meaning of section 3(b), Pub. L. 86-459 (May 13, 1960), which would make 1953 petitioner’s “year of change” in accounting method in applying section 481 of the 1954 Code.

FINDINGS OF FACT.

The stipulated facts are incorporated herein by reference.

Petitioner, a corporation, was organized under the laws of the State of Illinois on July 30,1946, to engage directly or through subsidiaries, in the business of erecting and renting apartments, commercial and industrial properties, building and selling homes in the regular course of its trade or business, acting as general contractors, land developers, rental and sales agents, and otherwise engaging in general real estate activities. Petitioner and each of its wholly owned subsidiaries keep their books on an accrual method of accounting, which accrual method is also used in the preparation of the consolidated income tax returns of the petitioner and its subsidiaries, on a fiscal year basis commencing July 1 of each year and ending on June 30 of the following year. The Federal income tax returns for the years ended June 30, 1953, and June 30, 1954, were consolidated returns of petitioner and all of its wholly owned subsidiaries, of which Park Forest Homes, Inc., was one, and the returns were filed with the director of internal revenue at Chicago, Illinois.

The developments undertaken by petitioner and its subsidiaries were on an extensive scale and gave rise to a community located on the southern outskirts of the Chicago area, known as Park Forest, Illinois. By the end of 1950, subsidiaries of petitioner had completed 3,010 rental units; during the fiscal year ended June 30, 1953, there were 1,091 homes sold in a price range from approximately $12,000 to $15,000 each; and during the fiscal year ended June 30, 1954, there were 603 homes sold in approximately the same price range.

The sales of these homes were made to various home purchasers by Park Forest Homes, Inc., under contracts for warranty deeds. In 1953,43 contracts for warranty deeds were assigned and sold to Home Federal Savings and Loan Association of Chicago, hereinafter referred to as Home Federal. Home Federal retained $2,225 in respect to each contract it purchased from Park Forest Homes, Inc., in a restricted and pledged account hereinafter referred to as a “dealers’ reserve account.” Under this dealers’ reserve account, Park Forest Homes, Inc., was not entitled to the amounts in the account if the contract purchaser was in default. If not in default, Home Federal would release from the dealers’ reserve account to Park Forest Homes, Inc., the sum of $100 for every $150 in principal collected from the contract purchaser, but not to exceed the reserve balance in each case. At June 30,1953, the amounts in the dealers’ reserve account in Home Federal totaled $95,675, which sum was excluded by Park Forest Homes, Inc., from its gross income reported for the fiscal year ended June 30,1953.

In respect to the sales of homes made to various home purchasers by Park Forest Homes, Inc., in the year ended June 30, 1954, under contracts for warranty deeds, there were assigned and sold 248 contracts for warranty deeds to Home Federal under the aforementioned terms. In addition, 43 contracts were assigned and sold to Oak Park Federal Savings and Loan Association of Oak Park, Illinois, hereafter referred to as Oak Park Federal. Oak Park Federal retained $1,320 in respect to each contract it purchased from Park Forest Homes, Inc., in a dealers’ reserve account. Park Forest Homes, Inc., was not entitled to the amounts in the dealers’ reserve account if the contract purchaser defaulted. If not in default, Oak Park Federal would release to Park Forest Homes, Inc., the sum of $25 for every $100 in principal collected from the contract purchasers, but not to exceed the reserve balance in each case. For the fiscal year ended June 30,1954, the net amount added to the dealers’ reserve accounts in both Home Federal and Oak Park Federal totaled $385,211.35, which sum was excluded from gross income reported by petitioner for that year.

The Commissioner for the fiscal year ended June 30,1953, included in the taxable income of petitioner the sum of $95,675, being the amount in the dealers’ reserve account as of June 30,1953. The Commissioner for the fiscal year ended June 30, 1954, included in the taxable income of petitioner the sum of $385,211.36, being the difference between the dealers’ reserve account balances as of June 30,1954, of $480,886.36 and as of June 30,1953, of $95,675.

The inclusion of tbe foregoing amounts resulted from a formal audit of petitioner’s income tax returns for the years 1946 through June 30, 1954. Petitioner was orally informed by the revenue agent in July 1958 that the dealer reserve income was an issue. On September 1Y, 1958, the office of the director of internal revenue at Chicago mailed the following letter to petitioner which it received on September 20, 1958:

[Front]
Form L-19 (5-57)
(Seal)
U.S. Treasury Department Internal Revenue Service
District Director
Chicago t, Illinois
Sep 17 1958
American Community Builders, Inc.
e/o Altschuler, Melvoin & Glasser
110 South Dearborn Street
Chicago 3, Illinois
Attention: Mr. C. Melvoin
You previously indicated that you did not agree to the adjustment(s) marked (*) listed on the reverse hereof which were proposed during a recent examination of your income tax liability.
IF YOU DESIRE AN INFORMAL CONFERENCE with a representative of this office for the purpose of securing an impartial review of these adjustments, please so advise within the next TEN DAYS by telephoning or writing to the person whose name and address are shown below. Upon receipt of your request, a mutually convenient time and place for the conference will be arranged. You may be accompanied by any person or persons, acting solely in the capacity of witnesses, who may have knowledge of facts or can furnish information in support of the contentions on which you rely.
In the event that you desire to appear with a representative, or if you do not wish to attend the conference personally, your representative must be enrolled to practice before the Treasury Department, and a Power of Attorney in his name must be filed in duplicate with an additional conformed copy for each taxable year in excess of one, together with a contingent fee statement.

Free access — add to your briefcase to read the full text and ask questions with AI

Related

Gunderson Bros. Engineering Corp. v. Commissioner
42 T.C. 419 (U.S. Tax Court, 1964)
American Community Builders, Inc. v. Commissioner
36 T.C. 364 (U.S. Tax Court, 1961)

Cite This Page — Counsel Stack

Bluebook (online)
36 T.C. 364, 1961 U.S. Tax Ct. LEXIS 140, Counsel Stack Legal Research, https://law.counselstack.com/opinion/american-community-builders-inc-v-commissioner-tax-1961.