Dean v. Commissioner

57 T.C. 32, 1971 U.S. Tax Ct. LEXIS 43
United States Tax Court·Decided October 6, 1971·No. Docket No. 1323-68·Published·Cited by 58 cases

Opinion

BRUoe, Judge:

Respondent determined deficiencies in the income taxes of petitioners for the years and in the amounts as follows:

Year Deficiency
1962 -$14,005.34
1963 - 11,286.70
1964 - 183, 940.00

Concessions have been made by both parties and the issues remaining for decision are: (1) Did petitioners receive a dividend distribution as the result of the transfer of certain sewer facilities by Warrington Home Builders during 1964? (2) Did advances made to Walter K. Dean constitute taxable dividends to the petitioners during the years 1962 and 1963 in the amounts of $16,085.10 and $1,014.21, respectively ? (3) Should claimed interest expense on the alleged indebtedness of Walter K. Dean to Warrington Home Builders, Inc., in the amounts of $6,343.35 and $6,588 in 1963 and 1964 respectively, be allowed as deductions?

If the answer to number (1) above is in the affirmative, petitioner further contends that the sewer facilities transferred had no fair market value on the date of transfer, with the result that the value of the dividend would be zero.

STATEMENT OE FACTS

The stipulation of facts and the exhibits attached thereto are incorporated herein by reference.

The petitioners, Walter K. Dean (hereinafter referred to as Dean) and Laurin D. Dean (also known as Dale T. Dean), are husband and wife. Their legal residence as of the date the petition herein was filed was Pensacola, Fla. Petitioners timely filed joint income tax returns for the years in question with the district director of internal revenue at Jacksonville, Fla.

Warrington Plome Builders, Inc. (hereinafter referred to as War-rington) , was incorporated under the laws of Florida on September 8, 1948. During the years 1962, 1963, and 1964, all of the outstanding stock of Warrington was owned by Dean.

Warrington is engaged in the business of buying unimproved land in the Pensacola-Fort Walton Beach area of Florida, building houses thereon, and selling them in the open market. In the building of such houses, Warrington depended upon the use of Federal Housing Administration (FHA) insurance and Veterans’ Administration (VA) guarantees for its financing. The improvements put on the land by Warrington consisted of the installation of the streets, curbs, utilities (including water and sewer facilities), and the houses.

In order to secure FHA or VA financing it was necessary that the houses be constructed in accordance with FHA standards, which required (among other things) that the houses be serviced by adequate water and sewer facilities. The FHA would not approve sewer and water plans that had not previously been approved by the Florida State Board of Health.

During the mid-1950’s Warrington began developing a subdivision called Gamier Beach in Okaloosa County near the city of Fort Walton Beach, Fla. Around the same time Warrington acquired several hundred acres of raw land near the city of Pensacola in Escambia County, to develop a subdivision called Mayfair.

At that time there were no county-wide sewer or water systems in either Okaloosa or Escambia County to serve the homes being built. Because of this, Warrington developed approximately the first 150 homes in the Mayfair and Gamier Beach subdivisions with septic tanks. After that the FHA and the Florida State Board of Health stopped Warrington from building houses with septic tanks for sewerage disposal because of the health hazard they created.

In 1957, Warrington contracted with a nearby private utility, Pen Haven Sanitation Co. (Pen Haven) whereby Pen Haven would allow Warrington the use of its sewer facilities for the Mayfair subdivision provided Warrington would put in sewerlines and turn them over to Pen Haven free of charge, and pay Pen Haven a fee of $100 per house connected to the plant. After approximately 150 houses were connected to Pen Haven’s system, the Florida State Board of Health stopped Pen Haven from taking on any more homes unless it expanded the system. As a result, Warrington was compelled to discontinue use of Pen Haven facilities for any more building.

After efforts to procure adequate sewer facilities for the Romes from private utility companies proved fruitless, Warrington constructed its own sewer system to accommodate tRe remainder of tRe Romes to be constructed at Mayfair and at Gamier BeacR. It built sewerage disposal plants in botR areas to service only tRose Romes to be built by Warrington. Warrington did not fumisR sewer service t'o any otRer party.

TRe FHA requires tR'at legal title to tRe water or sewer systems be transferred to a trustee to insure performance of tRe duty of tRe owner to supply services to lot customers. Pursuant to this requirement, the legal title to each of the sewer systems in question was transferred to an FHA-approved trustee, by trust deeds to Florida National Bank of Jacksonville.

May First Corp. (hereinafter referred to as May First) was incorporated under the laws of the State of Florida on May 9, 1958. It was incorporated for the purpose of acquiring some 300 acres of land known as the Wedgewood subdivision (hereinafter referred to as Wedgewood) for development outside the city of Pensacola.

No sewer or Water facilities were available in that area when May First acquired this land. Because May First’s development and financing depended on FHA and VA approval, it was necessary to supply water and sewer facilities for the development.

Florida Utility Co. (hereinafter referred to as Florida Utility) was established for the purpose of providing water and sewer service for lots that were to be developed in Wedgewood. Florida Utility was organized under the laws of the State of Florida in October of 1963 and was granted a water and sewer franchise by the Escambia County Board of County Commissioners for the Wedgewood area.

From the date of Florida Utility’s incorporation and during all of the calendar year 1964, all of its stock was owned by May First.

During the calendar years 1962, 1963, and 1964 all of the stock of May First was held by the following individuals in the following capacities and in the following amounts:

Shareholder Number of shares
Girarles B. Webb, Jr_ 25
Dale T. (Lamín) Dean_ 12%
Dale T. (Laurin) Dean, trustee for John Fleming Dean
Trust_ 12%
Total_ 60

Dean has never been a stockholder, officer, or director of May First or Florida Utility. Charles B. Webb, Jr., was the son-in-law of the petitioners during the period from before January 1, 1962, to October 1966. John Fleming Dean is the son of the petitioners. Dean loaned his wife money with, which to purchase her stock in May First. May First never developed the Wedgewo'od subdivision, as originally planned.

The sewer systems built by Warrington to service the houses in Mayfair and Gamier Beach proved to be a liability to Warrington in several ways.

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Dean v. Commissioner, 57 T.C. 32, 1971 U.S. Tax Ct. LEXIS 43 (tax 1971).

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