PRIA, Government Policy, Made Personal

Summary

A REMIC must pay a tax equal to 100 percent of any net income it gets from certain forbidden deals. Forbidden deals include selling a qualified mortgage except in allowed cases (swapping in a replacement mortgage, foreclosing or handling a default, the REMIC’s bankruptcy or insolvency, or a qualified liquidation), getting income from assets that are not qualified mortgages or allowed investments, receiving fees for services, and gains from selling cash-flow investments except in a qualified liquidation. Net income means the gross income from those forbidden deals minus only the deductions directly tied to them, and losses from those deals are ignored. A qualified liquidation is a plan that sells all non-cash assets and, within 90 days, pays or credits the cash and proceeds (after keeping amounts to cover claims) to interest holders. Two exceptions to forbidden sales are sales needed to prevent a threatened default on a regular interest caused by mortgage defaults, and sales to allow a clean-up call as defined in regulations. When someone transfers property to a REMIC for REMIC interests, they do not recognize gain or loss at the transfer. The bases of the received regular and residual interests equal the total bases of the property and are split by fair market value. If an interest’s issue price is higher than its basis, the excess is included in income over time (regular interests under rules like original issue discount; residual interests ratably over the REMIC’s expected life). If basis is higher than issue price, deductions apply similarly. The REMIC’s basis in transferred property is its fair market value. If the REMIC gives out property, it recognizes gain as if it sold the property at fair market value, and the recipient’s basis is that fair market value. Residual interests are treated as securities for wash sale rules, comparable taxable mortgage pool interests are treated as the same, and “6 months” replaces “30 days” in certain wash-sale timing rules. For administrative tax purposes, a REMIC is treated like a partnership, residual interest holders are treated like partners, the REMIC files the required return and must include daily accrual amounts determined under the relevant rules.

Title 26, §860F

Internal Revenue Code, Source: USLM XML via OLRC

(a)100 percent tax on prohibited transactions

(1)Tax imposed

There is hereby imposed for each taxable year of a REMIC a tax equal to 100 percent of the net income derived from prohibited transactions.

(2)Prohibited transaction

For purposes of this part, the term “prohibited transaction” means—

(A)Disposition of qualified mortgage

The disposition of any qualified mortgage transferred to the REMIC other than a disposition pursuant to—

(i)the substitution of a qualified replacement mortgage for a qualified mortgage (or the repurchase in lieu of substitution of a defective obligation),

(ii)a disposition incident to the foreclosure, default, or imminent default of the mortgage,

(iii)the bankruptcy or insolvency of the REMIC, or

(iv)a qualified liquidation.

(B)Income from nonpermitted assets

The receipt of any income attributable to any asset which is neither a qualified mortgage nor a permitted investment.

(C)Compensation for services

The receipt by the REMIC of any amount representing a fee or other compensation for services.

(D)Gain from disposition of cash flow investments

Gain from the disposition of any cash flow investment other than pursuant to any qualified liquidation.

(3)Determination of net income

For purposes of paragraph (1), the term “net income derived from prohibited transactions” means the excess of the gross income from prohibited transactions over the deductions allowed by this chapter which are directly connected with such transactions; except that there shall not be taken into account any item attributable to any prohibited transaction for which there was a loss.

(4)Qualified liquidation

For purposes of this part—

(A)In general

The term “qualified liquidation” means a transaction in which—

(i)the REMIC adopts a plan of complete liquidation,

(ii)such REMIC sells all its assets (other than cash) within the liquidation period, and

(iii)all proceeds of the liquidation (plus the cash), less assets retained to meet claims, are credited or distributed to holders of regular or residual interests on or before the last day of the liquidation period.

(B)Liquidation period

The term “liquidation period” means the period—

(i)beginning on the date of the adoption of the plan of liquidation, and

(ii)ending at the close of the 90th day after such date.

(5)Exceptions

Notwithstanding subparagraphs (A) and (D) of paragraph (2), the term “prohibited transaction” shall not include any disposition—

(A)required to prevent default on a regular interest where the threatened default resulted from a default on 1 or more qualified mortgages, or

(B)to facilitate a clean-up call (as defined in regulations).

(b)Treatment of transfers to the REMIC

(1)Treatment of transferor (2) Basis to REMIC

(A)Nonrecognition gain or loss

No gain or loss shall be recognized to the transferor on the transfer of any property to a REMIC in exchange for regular or residual interests in such REMIC.

(B)Adjusted bases of interests

The adjusted bases of the regular and residual interests received in a transfer described in subparagraph (A) shall be equal to the aggregate adjusted bases of the property transferred in such transfer. Such amount shall be allocated among such interests in proportion to their respective fair market values.

(C)Treatment of nonrecognized gain (D) Treatment of nonrecognized loss

If the issue price of any regular or residual interest exceeds its adjusted basis as determined under subparagraph (B), for periods during which such interest is held by the transferor (or by any other person whose basis is determined in whole or in part by reference to the basis of such interest in the hand of the transferor)— (i)

(ii)in the case of a residual interest, such excess shall be included in gross income ratably over the anticipated period during which the REMIC will be in existence.

(c)Distributions of property

If a REMIC makes a distribution of property with respect to any regular or residual interest—

(1)notwithstanding any other provision of this subtitle, gain shall be recognized to such REMIC on the distribution in the same manner as if it had sold such property to the distributee at its fair market value, and

(2)the basis of the distributee in such property shall be its fair market value.

(d)Coordination with wash sale rules

For purposes of section 1091—

(1)any residual interest in a REMIC shall be treated as a security, and

(2)in applying such section to any loss claimed to have been sustained on the sale or other disposition of a residual interest in a REMIC—

(A)except as provided in regulations, any residual interest in any REMIC and any interest in a taxable mortgage pool (as defined in section 7701(i)) comparable to a residual interest in a REMIC shall be treated as substantially identical stock or securities, and

(B)subsections (a) and (e) of such section shall be applied by substituting “6 months” for “30 days” each place it appears.

(e)Treatment under subtitle F

For purposes of subtitle F, a REMIC shall be treated as a partnership (and holders of residual interests in such REMIC shall be treated as partners). Any return required by reason of the preceding sentence shall include the amount of the daily accruals determined under section 860E(c). Such return shall be filed by the REMIC. The determination of who may sign such return shall be made without regard to the first sentence of this subsection.

Notes & Related Subsidiaries

Editorial Notes

Amendments

1996—Subsec. (a)(5). Pub. L. 104–188 substituted “paragraph (2)” for “paragraph (1)” in introductory provisions. 1988—Subsec. (a)(2)(A). Pub. L. 100–647, § 1006(t)(3)(B)(i), struck out at end “Notwithstanding the preceding sentence, the term ‘prohibited transaction’ shall not include any disposition required to prevent default on a regular interest where the threatened default resulted from a default on 1 or more qualified mortgages.” Subsec. (a)(2)(A)(i). Pub. L. 100–647, § 1006(t)(3)(A), amended cl. (i) generally. Prior to amendment, cl. (i) read as follows: “the substitution of a qualified replacement mortgage for a qualified mortgage,”. Subsec. (a)(2)(A)(iii), (C). Pub. L. 100–647, § 1006(t)(22)(B), (C), substituted “REMIC” for “real estate mortgage pool”. Subsec. (a)(2)(D). Pub. L. 100–647, § 1006(t)(3)(C), struck out “described in subsection (b)” before period at end. Subsec. (a)(5). Pub. L. 100–647, § 1006(t)(3)(B)(ii), added par. (5). Subsec. (b)(1)(A). Pub. L. 100–647, § 1006(t)(4), substituted “the transfer of any property to a REMIC in exchange for regular or residual interests in such REMIC” for “the transfer of any property to a REMIC”. Subsec. (b)(1)(C)(ii). Pub. L. 100–647, § 1006(t)(22)(D), substituted “REMIC” for “real estate mortgage pool”. Subsec. (b)(1)(D)(ii). Pub. L. 100–647, § 1006(t)(14), (22)(E), amended cl. (ii) identically, substituting “REMIC” for “real estate mortgage pool”. Subsec. (e). Pub. L. 100–647, § 1006(t)(18)(A), inserted at end “Such return shall be filed by the REMIC. The determination of who may sign such return shall be made without regard to the first sentence of this subsection.”

Statutory Notes and Related Subsidiaries

Effective Date

of 1988 Amendment Pub. L. 100–647, title I, § 1006(t)(18)(B), Nov. 10, 1988, 102 Stat. 3426, provided that: “Unless the REMIC otherwise elects, the amendment made by subparagraph (A) [amending this section] shall not apply to any REMIC where the start-up day (as defined in section 860G(a)(9) of the 1986 Code as in effect on the day before the date of the enactment of this Act [Nov. 10, 1988]) is before the date of the enactment of this Act.” Amendment by section 1006(t)(3), (4), (14), (22)(B)–(E) of Pub. L. 100–647 effective, except as otherwise provided, as if included in the provision of the Tax Reform Act of 1986, Pub. L. 99–514, to which such amendment relates, see section 1019(a) of Pub. L. 100–647, set out as a note under section 1 of this title.

§860F Other Rules