Mandler v. Commissioner

65 T.C. 586, 1975 U.S. Tax Ct. LEXIS 10
CourtUnited States Tax Court
DecidedDecember 18, 1975
DocketDocket Nos. 1698-71, 1699-71
StatusPublished
Cited by4 cases

This text of 65 T.C. 586 (Mandler 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
Mandler v. Commissioner, 65 T.C. 586, 1975 U.S. Tax Ct. LEXIS 10 (tax 1975).

Opinion

OPINION

The first question to be decided is whether coin-operated washers and dryers purchased and placed by Wesrod in apartment houses and trailer parks during 1966, 1967, and 1968 were “section 38 property” on which an investment credit was allowable. Wesrod is a subchapter S corporation, and as such section 48(e) requires that the investment credit of Wesrod, if any, be apportioned pro rata among its shareholders on the last day of the corporation’s taxable year.

“Section 38 property” is defined generally to include depreciable tangible personal property. Sec. 48(a)(l.).4 However, section 48(a)(3)5 specifically excludes from “section 38 property” property “used predominantly to furnish lodging or in connection with the furnishing of lodging.” This exclusion does not apply to “nonlodging commercial facilities which are available to persons not using the lodging facilities on the same basis as they are available to persons using the lodging facilities.” Sec. 48(a)(3)(A).

Petitioners argue that the coin-operated washers and dryers that Wesrod installed in apartment houses and trailer parks fall within the exclusion to section 48(a)(3) provided in subsection (A) thereof, and therefore the washers and dryers are “section 38 property” subject to the investment credit, and we agree.

Regulations section 1.48-l(h)(l)(i) provides that “Property used in the living quarters of a lodging facility, including beds and other furniture, refrigerators, ranges, and other equipment, shall be considered as used predominantly to furnish lodging.” Subsection (ii) of section 1.48-l(h)(l.) states that:

(ii) Property which is used predominantly in the operation of a lodging facility or in serving tenants shall be considered used in connection with the furnishing of lodging, whether furnished by the owner of the lodging facility or another person. Thus, for example, lobby furniture, office equipment, and laundry and swimming pool facilities used in the operation of an apartment house or in serving tenants would be considered used predominantly in connection with the furnishing of lodging. However, property which is used in •furnishing, to the management of a lodging facility or its tenants, electrical energy, water, sewage disposal services, gas, telephone service, or other similar services shall not be treated as property used in connection with the furnishing of lodging. Thus, such items as gas and electric meters, , telephone poles and lines, telephone station and switchboard equipment, and water and gas mains, furnished by a public utility would not be considered as property used in connection with the furnishing of lodging.

Paragraph (2) of regulations section 1.48-1(h) reads in pertinent part as follows:

(2) Exceptions — (i) Nonlodging commercial facility. A nonlodging commercial facility which is available to persons not using the lodging facility on the same basis as it is available to the tenants of the lodging facility shall not be treated as property which is used predominantly to furnish lodging or predominantly in connection with the furnishing of lodging. Examples of nonlodging commercial facilities include restaurants, drug stores, grocery stores, and vending machines located in a lodging facility.

The respondent contends that the laundry equipment in issue is not “section 38 property” because, in the language of regulations section 1.48-l(h)(l)(ii), “laundry * * * facilities used in the operation of an apartment house or in serving tenants would be considered used predominantly in connection with the furnishing of lodging.” Petitioners assert that if that is the end of it, the regulation is invalid. Petitioners contend, however, that their equipment comes within the exception to property “used predominantly to furnish lodging” provided in paragraph (2) of the regulation, namely, “nonlodging commercial facilities” like “restaurants, drug stores, grocery stores, and vending machines located in a lodging facility.”

Respondent does not argue that the facilities in question were not “commercial.” Clearly petitioners operated them for profit.

We have found as a fact that the laundry facilities were available to persons not using the lodging facilities (here apartment buildings and trailer parks) on the same commercial basis as they were available to tenants. It is not necessary for petitioners to prove that the public actually used its laundry facilities. As we stated in Klingle Corp., 29 T.C.M. 603, 608, 39 P-H Memo. T.C. par. 70,135, p. 70-674 (1970), affd. (D.C. Cir. 1971, 29 AFTR 2d 72-438, 72-1 USTC par. 9154), “the commercial facility itself (together with its component parts) was not to be considered property used ‘in connection with the furnishing lodging’ even if no one other than the tenants of the apartment building patronized the facility as long as the facility was available to persons other than tenants on the same basis as to the tenants.”

The close question is whether these laundry facilities were “nonlodging” facilities. The regulations may be read to imply that laundry facilities are at least in some cases lodging facilities. As a practical fact, laundry facilities are not always associated with lodgings (as, for example, laundromats), and lodging facilities do not always have laundry facilities. While it is certainly convenient, and not unusual for laundry facilities to be provided in or connected with lodging facilities, that is not always the case.

The rationale for the exception for commercial facilities from the exclusion from the investment credit of lodging facilities was “to place nonlodging commercial facilities located in an apartment building, etc., on an equal competitive basis with similar facilities located elsewhere.” H. Rept. No. 1447, 87th Cong., 2d Sess. (1962), 1962-3 C.B. 405, 416. Thus, if Wesrod’s coin-operated washers and dryers located in apartment houses and trailer parks were competing with laundromats, and it appears that they were, it would best effectuate the legislative intent for them to get the same tax treatment. Moreover, the legislative history of the investment credit indicates it should be interpreted liberally when determining whether an investment in a particular type of property qualifies for the credit. S. Rept. No. 1881, 87th Cong., 2d Sess. (1962), 1962-3 C.B. 707, 722; H. Rept. No. 1447, supra, 1962-3 C.B. at 415.

In view of the policy behind the legislation, we find that the coin-operated laundry facilities in issue were “nonlodging” facilities, and that the regulations referring generally to laundry facilities as “lodging” facilities do not apply to commercial facilities which are available to the public.

Subsequent to the years in issue, section 48(a)(3) was amended by adding to the exceptions thereto subparagraph (C) excluding from property used for lodging “coin-operated vending machines and coin-operated washing machines and dryers.” Revenue Act of 1971, sec. 104(b), Pub. L. 92-178, 85 Stat. 497, 1972-1 C.B. 443, 445. In connection with this legislation, the Senate Finance Committee gave the following explanation:

Coin operated machines in lodging facilities.

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Related

Aaron Rents, Inc. v. United States
462 F. Supp. 65 (N.D. Georgia, 1978)
Spalding v. Commissioner
66 T.C. 1017 (U.S. Tax Court, 1976)
Mandler v. Commissioner
65 T.C. 586 (U.S. Tax Court, 1975)

Cite This Page — Counsel Stack

Bluebook (online)
65 T.C. 586, 1975 U.S. Tax Ct. LEXIS 10, Counsel Stack Legal Research, https://law.counselstack.com/opinion/mandler-v-commissioner-tax-1975.