[193]*193DUANE BENTON, Judge.
The Director of Revenue appeals the decision of the Administrative Hearing Commission granting a refund to Buchholz Mortuaries, Inc. This case involves construction of the revenue laws; this Court has exclusive appellate jurisdiction. Mo. Const. art. V, sec. 3. Affirmed in part, reversed in part, and remanded.
Buchholz directs funerals and sells products and services, including embalming, storage of bodies, and use of facilities. The company’s duties are specified in a funeral services contract. Buchholz assumes responsibility and risk of loss for contracted funeral services and products, from the time of receiving the body, to burial. According to the contract, the total amount due from the customer is payable in full “at the date of service.”
Amost all customers buy a casket from Buchholz, from an inventory of about 95 models, ranging from $400 to $9,000. At burial, a casket is either placed directly in the ground, or housed in an outer container. Some cemeteries require containers, ranging from $400 to $17,000. See 16 CFR 1.53.3(c)(2). For the periods at issue, Buchholz purchased caskets and containers from other vendors for resale. It provided the vendors with resale exemption certificates, and paid no sales or use taxes on its wholesale purchase of caskets and containers.
Buchholz collected sales tax from its customers on caskets and containers. Buchholz later claimed a refund, which the Director denied. The AHC ruled for Buchholz, ordering a refund of $101,565.17, after deducting sales tax on interments not intended to be permanent (.25 percent).
AHC interpretations of revenue laws are reviewed de novo, and upheld when authorized by law and supported by competent and substantial evidence upon the record as a whole. Section 621.193 RSMo1; Hermann v. Director of Revenue, 47 S.W.3d 362, 366 (Mo. banc 2001). This Court adopts the factual findings of the AHC. Hermann, 47 S.W.3d at 366. Questions of law are for this Court’s independent judgment. Id.
I. Containers
Section 144.020 taxes sellers for the privilege of selling tangible personal property at retail, or rendering taxable service. A sale at retail is a transfer of the ownership of, or title to, “tangible personal property,” for consideration. Section 111.010.1(10); see also sections 111.020.1 and 111.021. The threshold question is whether containers are ever tangible personal property.
Personal property may be so annexed to real estate that it is part of the land, a “fixture.” Marsh v. Spradling, 537 S.W.2d 402, 404 (Mo.1976). This is shown by: (1) annexation to the land; (2) adaptation to the location; and (3) intent of the annexor at the time of annexation. Id.
Burial containers are annexed to the land. They weigh up to 3,000 pounds, are placed in the ground, and covered with dirt. Normally, a container company supplies special equipment and labor for installation.
Adaptation requires that the article be “adapted to the use to which the realty is devoted.” Sears, Roebuck & Co. v. Seven Palms Motor Inn, 530 S.W.2d 695, 697 (Mo. banc 1975). A cemetery is a place to bury bodies. Clearly, a container is adapted to the purpose of cemeteries.
Both Buchholz and its customers intend that the container is a permanent fixture [194]*194in 99¾ percent of all burials. After the services, the container is sealed.
The Director argues that because the customer controls the kind of container and its location — and pays up front for it— the container is personal property at the time the customer takes ownership or title. In fact, the customer does not buy the moveable components of the container, but only the container, in ground, at the time of burial. Containers are fixtures not subject to tax.
II. Caskets
The AHC ruled that caskets are also not subject to sales tax. A sale at retail is a “transfer” of the ownership of, or title to, tangible personal property, for consideration. Section 144.010.1(10). The taxable event is the passage of title or ownership. Blevins Asphalt Const. Co. v. Director of Revenue, 938 S.W.2d 899, 901 (Mo. banc 1997), citing Kurtz Concrete, Inc. v. Spradling, 560 S.W.2d 858, 860 (Mo. banc 1978). Title and ownership are usually, but not always, acquired simultaneously by the purchaser. Olin Corp. v. Director of Revenue, 945 S.W.2d 442, 444 (Mo. banc 1997); Becker Electric Co. v. Director of Revenue, 749 S.W.2d 403, 407-408 (Mo. banc 1988).
In the Marsh case, the seller built cabinets and installed them in kitchens. Marsh, 537 S.W.2d at 403. Payment occurred only after the cabinets were affixed to the walls. The cabinets could not be installed elsewhere or removed without damaging the house. Id. at 404. This Court held that the transfer was consummated when the cabinets were nailed to the walls, becoming fixtures, and that there was no transfer of personal property. Id. at 407.
In this case, the AHC reasoned that caskets are analogous to the cabinets in Marsh. The AHC decided that both title and ownership passed to the customer when the casket was buried.
If either ownership or title passes to the customer before burial, the casket is personal property at that point, subject to tax. See Section 11⅛.010.1(10). There are two distinctions between this case and Marsh. First, Buchholz’s customers pay “up front” for the casket, while it is still moveable. Second, after the casket is paid for, the customer has control over its movements. The correct analogy to Marsh is that the caskets here are like cabinets sold at the cabinetmaker’s shop, and then moved at the buyer’s instruction to the house for permanent installation. See Marsh, 537 S.W.2d at 407.
Buchholz emphasizes its physical possession of the casket until the burial, which must be under the “direction” of a licensed funeral establishment or director. See 4 CSR 120-2.070(23). Physical possession, however, is not conclusive of ownership; the key is the intent of the parties, as evidenced by all relevant facts, including custom or usage of trade. Ovid Bell Press v. Director of Revenue, 45 S.W.3d 880, 885 (Mo. banc 2001), citing Kurtz Concrete, Inc. v. Spradling, 560 S.W.2d 858, 861 (Mo. banc 1978).
The record is undisputed that the customer may choose another licensed mortuary, and Buchholz obeys that choice. This acquiescence is statutory.
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[193]*193DUANE BENTON, Judge.
The Director of Revenue appeals the decision of the Administrative Hearing Commission granting a refund to Buchholz Mortuaries, Inc. This case involves construction of the revenue laws; this Court has exclusive appellate jurisdiction. Mo. Const. art. V, sec. 3. Affirmed in part, reversed in part, and remanded.
Buchholz directs funerals and sells products and services, including embalming, storage of bodies, and use of facilities. The company’s duties are specified in a funeral services contract. Buchholz assumes responsibility and risk of loss for contracted funeral services and products, from the time of receiving the body, to burial. According to the contract, the total amount due from the customer is payable in full “at the date of service.”
Amost all customers buy a casket from Buchholz, from an inventory of about 95 models, ranging from $400 to $9,000. At burial, a casket is either placed directly in the ground, or housed in an outer container. Some cemeteries require containers, ranging from $400 to $17,000. See 16 CFR 1.53.3(c)(2). For the periods at issue, Buchholz purchased caskets and containers from other vendors for resale. It provided the vendors with resale exemption certificates, and paid no sales or use taxes on its wholesale purchase of caskets and containers.
Buchholz collected sales tax from its customers on caskets and containers. Buchholz later claimed a refund, which the Director denied. The AHC ruled for Buchholz, ordering a refund of $101,565.17, after deducting sales tax on interments not intended to be permanent (.25 percent).
AHC interpretations of revenue laws are reviewed de novo, and upheld when authorized by law and supported by competent and substantial evidence upon the record as a whole. Section 621.193 RSMo1; Hermann v. Director of Revenue, 47 S.W.3d 362, 366 (Mo. banc 2001). This Court adopts the factual findings of the AHC. Hermann, 47 S.W.3d at 366. Questions of law are for this Court’s independent judgment. Id.
I. Containers
Section 144.020 taxes sellers for the privilege of selling tangible personal property at retail, or rendering taxable service. A sale at retail is a transfer of the ownership of, or title to, “tangible personal property,” for consideration. Section 111.010.1(10); see also sections 111.020.1 and 111.021. The threshold question is whether containers are ever tangible personal property.
Personal property may be so annexed to real estate that it is part of the land, a “fixture.” Marsh v. Spradling, 537 S.W.2d 402, 404 (Mo.1976). This is shown by: (1) annexation to the land; (2) adaptation to the location; and (3) intent of the annexor at the time of annexation. Id.
Burial containers are annexed to the land. They weigh up to 3,000 pounds, are placed in the ground, and covered with dirt. Normally, a container company supplies special equipment and labor for installation.
Adaptation requires that the article be “adapted to the use to which the realty is devoted.” Sears, Roebuck & Co. v. Seven Palms Motor Inn, 530 S.W.2d 695, 697 (Mo. banc 1975). A cemetery is a place to bury bodies. Clearly, a container is adapted to the purpose of cemeteries.
Both Buchholz and its customers intend that the container is a permanent fixture [194]*194in 99¾ percent of all burials. After the services, the container is sealed.
The Director argues that because the customer controls the kind of container and its location — and pays up front for it— the container is personal property at the time the customer takes ownership or title. In fact, the customer does not buy the moveable components of the container, but only the container, in ground, at the time of burial. Containers are fixtures not subject to tax.
II. Caskets
The AHC ruled that caskets are also not subject to sales tax. A sale at retail is a “transfer” of the ownership of, or title to, tangible personal property, for consideration. Section 144.010.1(10). The taxable event is the passage of title or ownership. Blevins Asphalt Const. Co. v. Director of Revenue, 938 S.W.2d 899, 901 (Mo. banc 1997), citing Kurtz Concrete, Inc. v. Spradling, 560 S.W.2d 858, 860 (Mo. banc 1978). Title and ownership are usually, but not always, acquired simultaneously by the purchaser. Olin Corp. v. Director of Revenue, 945 S.W.2d 442, 444 (Mo. banc 1997); Becker Electric Co. v. Director of Revenue, 749 S.W.2d 403, 407-408 (Mo. banc 1988).
In the Marsh case, the seller built cabinets and installed them in kitchens. Marsh, 537 S.W.2d at 403. Payment occurred only after the cabinets were affixed to the walls. The cabinets could not be installed elsewhere or removed without damaging the house. Id. at 404. This Court held that the transfer was consummated when the cabinets were nailed to the walls, becoming fixtures, and that there was no transfer of personal property. Id. at 407.
In this case, the AHC reasoned that caskets are analogous to the cabinets in Marsh. The AHC decided that both title and ownership passed to the customer when the casket was buried.
If either ownership or title passes to the customer before burial, the casket is personal property at that point, subject to tax. See Section 11⅛.010.1(10). There are two distinctions between this case and Marsh. First, Buchholz’s customers pay “up front” for the casket, while it is still moveable. Second, after the casket is paid for, the customer has control over its movements. The correct analogy to Marsh is that the caskets here are like cabinets sold at the cabinetmaker’s shop, and then moved at the buyer’s instruction to the house for permanent installation. See Marsh, 537 S.W.2d at 407.
Buchholz emphasizes its physical possession of the casket until the burial, which must be under the “direction” of a licensed funeral establishment or director. See 4 CSR 120-2.070(23). Physical possession, however, is not conclusive of ownership; the key is the intent of the parties, as evidenced by all relevant facts, including custom or usage of trade. Ovid Bell Press v. Director of Revenue, 45 S.W.3d 880, 885 (Mo. banc 2001), citing Kurtz Concrete, Inc. v. Spradling, 560 S.W.2d 858, 861 (Mo. banc 1978).
The record is undisputed that the customer may choose another licensed mortuary, and Buchholz obeys that choice. This acquiescence is statutory. Before obtaining possession of the body, a funeral director must have express authority from the person entitled to the custody or control of it. Section 333.121.2(17). If the funeral director refuses to surrender the body upon request of that person, the director can be disciplined. Section 333.121.2(21). The customer controls the body, and has paid for the surrounding casket, while it is still moveable. The transfer of the casket occurs when it is [195]*195tangible personal property, subject to sales tax.
Buchholz argues that the casket is not “delivered” to the customer until the time of burial. Buchholz stresses that it has the risk of loss for the casket until burial, showing its title and ownership of the casket until it is real property.
“The transfer of title and the responsibility for the loss do not necessarily occur at the same time.” House of Lloyd, Inc. v. Director of Revenue, 824 S.W.2d 914, 922 (Mo.1992), rev’d on other grounds by Sipco, Inc. v. Director of Revenue, 875 S.W.2d 539 (Mo.1994). By custom and usage of trade, Buchholz retains the risk of loss even after the customer has acquired ownership and title by paying for the casket, and gaining control over its movements.
Because both ownership and title pass to the customer prior to burial, caskets are personal property, subject to sales tax.
III.
The decision of the AHC is affirmed in part, reversed in part, and the case is remanded.
WHITE, C.J., STITH, PRICE, TEITELMAN and LIMBAUGH, JJ., concur.
WOLFF, J., concurs in separate opinion filed.