S. 4030Senate109th Congress (2005-2007)In Committee

REIT Investment Diversification and Empowerment Act of 2006

A bill to amend the Internal Revenue Code of 1986 to simplify certain provisions applicable to real estate investment trusts, and for other purposes.

Introduced September 29, 2006

Legislative Activity

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SenateIntro Referral Latest Action

Read twice and referred to the Committee on Finance. (text of measure as introduced: CR S10734-10735)

September 29, 2006

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SenateIntro Referral

Introduced in Senate

September 29, 2006

SenateIntro Referral

Sponsor introductory remarks on measure. (CR S10732-10734)

September 29, 2006

SenateIntro Referral

Read twice and referred to the Committee on Finance. (text of measure as introduced: CR S10734-10735)

September 29, 2006

Floor Debate

23 members

What members said about S. 4030 on the floor

11 Republicans12 Democrats
Patrick J. Leahy
Sen. Patrick J. LeahyD-VT · Sep 29, 2006

Mr. President, I am pleased to join Senator Specter, along with Senators Landrieu and Lott, in introducing the ``Insurance Industry Antitrust Enforcement Act of 2006.'' In 1945, Congress passed the…

Arlen Specter
Sen. Arlen SpecterR-PA · Sep 29, 2006

Mr. President, I have sought recognition today to introduce with Senator Santorum the Hospital Payment Improvement and Equity Act, which will provide an increased reimbursement for acute care…

Orrin G. Hatch
Sen. Orrin G. HatchR-UT · Sep 29, 2006

Mr. President, I rise today to introduce legislation designed to make the tax laws more fair for America's primary and secondary school teachers. Our public school teachers are some of the unheralded…

Richard G. Lugar
Sen. Richard G. LugarR-IN · Sep 29, 2006

Mr. President, I rise to introduce the National Fuels Initiative of 2006. This act presents to this Congress a plan to bring meaningful reductions in the amount of oil we consume in the United States…

Richard J. Durbin
Sen. Richard J. DurbinD-IL · Sep 29, 2006

Mr. President, I rise today to join with my colleagues Senators Chambliss, Conrad, and Bayh in introducing the Respect for the Funerals of Fallen Heroes Act. Our bill would make it unlawful to…

Show 8 more
Barack Obama
Sen. Barack ObamaD-IL · Sep 29, 2006

Mr. President, I rise today to join my colleague from South Carolina, Senator Jim DeMint, in introducing the Education Opportunity Act. We often hear that many students who graduate from high school…

Robert Menendez
Sen. Robert MenendezD-NJ · Sep 29, 2006

Mr. President, I rise today to introduce legislation designed to protect the most vulnerable members of our society, our children, from environmental pollution. We are well aware that children are…

Ron Wyden
Sen. Ron WydenD-OR · Sep 29, 2006

Mr. President, when many Americans think of voting, they think of long lines, malfunctioning equipment, closed polls, or even worse, fraud. That's why so many Americans don't bother to vote. But in…

Pete V. Domenici
Sen. Pete V. DomeniciR-NM · Sep 29, 2006

Mr. President, monsoons this summer provided New Mexico with a brief reprieve from drought conditions that have persisted in some areas of New Mexico since 2000. We would be remiss to let our recent…

Russell D. Feingold
Sen. Russell D. FeingoldD-WI · Sep 29, 2006

Mr. President, today I introduce a bill that seeks to make life a little easier for our servicemembers and their families when they are called up to duty or transferred. We all recognize the heroic…

Tom Harkin
Sen. Tom HarkinD-IA · Sep 29, 2006

Mr. President, today I am introducing the Ethanol Infrastructure Expansion Act of 2006. This bill directs the Department of Energy, DOE, to study and evaluate the feasibility of transporting ethanol…

Edward M. Kennedy
Sen. Edward M. KennedyD-MA · Sep 29, 2006

Mr. President, unfortunately, serious and unjustified health disparities continue to exist in our Nation today. Over 45 million Americans have no health insurance and often don't get the health care…

Christopher J. Dodd
Sen. Christopher J. DoddD-CT · Sep 29, 2006

Mr. President, I rise today to introduce legislation to jump-start the chance for success in school for this Nation's low- income children. Today I am introducing the Sandy Feldman Kindergarten Plus…

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Orrin G. Hatch
Sen. Orrin G. HatchR-UT · Sep 29, 2006

Mr. President, I rise today to introduce the REIT Investment Diversification and Empowerment Act of 2006 (RIDEA). This legislation would make a handful of relatively minor, but nonetheless important,…

James M. Inhofe
Sen. James M. InhofeR-OK · Sep 29, 2006

Mr. President, today I introduce legislation to authorize the title transfer of the McGee Creek Reservoir dam and its associated facilities, which are located approximately 20 miles southeast of…

Hillary Rodham Clinton
Sen. Hillary Rodham ClintonD-NY · Sep 29, 2006

Mr. President, I rise today to introduce the Nursing Education and Quality of Health Care Act of 2006. This legislation is essential for addressing our current and future nursing shortages. I have…

Jim DeMint
Sen. Jim DeMintR-SC · Sep 29, 2006

Mr. President, I rise to speak about legislation that I am introducing today along with the Senator from Illinois, Mr. Obama. At this time of year, with much bitter partisanship, I really am pleased…

John Warner
Sen. John WarnerR-VA · Sep 29, 2006

I rise today to join my colleague from Virginia, Senator Allen, in offering a bill to name the new Richmond Courthouse for two distinguished jurists and sons of Virginia. We are privileged in the…

Paul S. Sarbanes
Sen. Paul S. SarbanesD-MD · Sep 29, 2006

Mr. President, today I am introducing legislation to establish a Commission on Global Resources, Environment and Security. The goal of the Commission is to address one of the most serious, long- term…

George Allen
Sen. George AllenR-VA · Sep 29, 2006

Mr. President, I am pleased to join with my colleague the Senior Senator from Virginia John Warner in introducing legislation to name the new Federal courthouse in Richmond, VA for two great men and…

William H. Frist
Sen. William H. FristR-TN · Sep 29, 2006

Mr. President, I rise today to discuss a bill that has been very close to my heart for some time. And that is a bill that will help us better understand, and one day eliminate, the health disparities…

Jeff Bingaman
Sen. Jeff BingamanD-NM · Sep 29, 2006

Mr. President, I am pleased to be co-sponsoring a bill which Senator Domenici and I are introducing today, that would authorize the Bureau of Reclamation to help communities in eastern New Mexico…

Gordon H. Smith
Sen. Gordon H. SmithR-OR · Sep 29, 2006

Mr. President, I rise to introduce a bill that will further our Nation's energy independence, and provide for sustainable electricity generation. This bill, which is cosponsored by my colleague from…

Chuck Grassley
Sen. Chuck GrassleyR-IA · Sep 29, 2006

Mr. President, today Senator Baucus and I are pleased to introduce the Tax Technical Corrections Act of 2006. Technical Corrections measures are routine for major tax acts, and are necessary to…

Bill Text

Latest available legislative text

Reading Mode
Latest
Introduced in SenateIssued September 29, 2006

II

109th CONGRESS

2d Session

S. 4030

IN THE SENATE OF THE UNITED STATES

September 29, 2006

Mr. Hatch introduced the following bill; which was read twice and referred to the Committee on Finance

A BILL

To amend the Internal Revenue Code of 1986 to simplify certain provisions applicable to real estate investment trusts, and for other purposes.

1.

Short title

This Act may be cited as the REIT Investment Diversification and Empowerment Act of 2006.

2.

Amendment of 1986 Code

Except as otherwise expressly provided, whenever in the Act an amendment or repeal is expressed in terms of an amendment to, or repeal of, a section or other provision, the reference shall be considered to be made to a section or other provision of the Internal Revenue Code of 1986.

I

Foreign currency and other qualified activities

101.

Revisions to REIT income tests

(a)

Addition of permissible income categories

Section 856(c) (relating to limitations) is amended—

(1)

by striking and at the end of paragraph (2)(G) and by inserting after paragraph (2)(H) the following new subparagraphs:

(I)

passive foreign exchange gains; and

(J)

any other item of income or gain as determined by the Secretary;

, and

(2)

by striking and at the end of paragraphs (3)(H) and (3)(I) and by inserting after paragraph (3)(I) the following new subparagraphs:

(J)

real estate foreign exchange gains; and

(K)

any other item of income or gain as determined by the Secretary; and

.

(b)

Rules regarding foreign currency transactions

Section 856 (defining real estate investment trust) is amended by adding at the end the following new subsection:

(n)

Rules regarding foreign currency transactions

With respect to any taxable year—

(1)

Real estate foreign exchange gains

For purposes of subsection (c)(3)(J), the term real estate foreign exchange gains means—

(A)

foreign currency gains (as defined in section 988(b)(1)) which are attributable to—

(i)

any item described in subsection (c)(3),

(ii)

the acquisition or ownership of obligations secured by mortgages on real property or on interests in real property (other than foreign currency gains described in clause (i)), or

(iii)

becoming or being the obligor under obligations secured by mortgages on real property or on interests in real property (other than foreign currency gains described in clause (i)),

(B)

gains described in section 987 attributable to a qualified business unit (as defined by section 989) of the real estate investment trust, but only if such qualified business unit meets the requirements under—

(i)

subsection (c)(3) for the taxable year; and

(ii)

subsection (c)(4)(A) at the close of each quarter that the real estate investment trust has directly or indirectly held the qualified business unit, and

(C)

any other foreign currency gains as determined by the Secretary.

(2)

Passive foreign exchange gains

For purposes of subsection (c)(2)(I), the term passive foreign exchange gains means—

(A)

gains described under paragraph (1),

(B)

foreign currency gains (as defined in section 988(b)(1)) which are attributable to any item described in subsection (c)(2) (other than those items includible under subparagraph (A)), and

(C)

any other foreign currency gains as determined by the Secretary.

.

(c)

Addition to REIT hedging rule

Subparagraph (G) of section 856(c)(5) is amended to read as follows:

(G)

Treatment of certain hedging instruments

Except to the extent as determined by the Secretary—

(i)

any income of a real estate investment trust from a hedging transaction (as defined in clause (ii) or (iii) of section 1221(b)(2)(A)) which is clearly identified pursuant to section 1221(a)(7), including gain from the sale or disposition of such a transaction, shall not constitute gross income under paragraphs (2) and (3) to the extent that the transaction hedges any indebtedness incurred or to be incurred by the trust to acquire or carry real estate assets, and

(ii)

any income of a real estate investment trust from a transaction entered into by the trust primarily to manage risk of currency fluctuations with respect to any item described in paragraphs (2) and (3), including gain from the termination of such a transaction, shall not constitute gross income under paragraphs (2) and (3), but only if such transaction is clearly identified as such before the close of the day on which it was acquired, originated, or entered into (or such other time as the Secretary may prescribe).

.

(d)

Authority to exclude items of income from REIT income tests

Section 856(c)(5) is amended by adding at the end the following new subparagraph:

(H)

Secretarial authority to exclude other items of income

The Secretary is authorized to determine whether any item of income or gain which does not otherwise qualify under paragraph (2) or (3) may be considered as not constituting gross income solely for purposes of this part.

.

102.

Revisions to REIT asset tests

(a)

Clarification of valuation test

The first sentence in the matter following section 856(c)(4)(B)(iii)(III) is amended by inserting (including a discrepancy caused solely by the change in the foreign currency exchange rate used to value a foreign asset) after such requirements.

(b)

Clarification of permissible asset category

Section 856(c)(5), as amended by section 101(d), is amended by adding at the end the following new subparagraph:

(I)

Cash

For purposes of this part, the term cash includes foreign currency if the real estate investment trust or its qualified business unit (as defined in section 989) uses such foreign currency as its functional currency (as defined in section 985(b)).

.

103.

Conforming foreign currency revisions

(a)

Net income from foreclosure property

Clause (i) of section 857(b)(4)(B) is amended to read as follows:

(i)

gain (including any foreign currency gain, as defined in section 988(b)(1)) from the sale or other disposition of foreclosure property described in section 1221(a)(1) and the gross income for the taxable year derived from foreclosure property (as defined in section 856(e)), but only to the extent such gross income is not described in (or, in the case of foreign currency gain, not attributable to gross income described in) section 856(c)(3) other than subparagraph (F) thereof, over

.

(b)

Net income from prohibited transactions

Clause (i) of section 857(b)(6)(B) is amended to read as follows:

(i)

the term net income derived from prohibited transactions means the excess of the gain (including any foreign currency gain, as defined in section 988(b)(1)) from prohibited transactions over the deductions (including any foreign currency loss, as defined in section 988(b)(2)) allowed by this chapter which are directly connected with prohibited transactions;

.

II

Taxable REIT subsidiaries

201.

Conforming taxable REIT subsidiary asset test

Section 856(c)(4)(B)(ii) is amended by striking 20 percent and inserting 25 percent.

III

Dealer sales

301.

Holding period under safe harbor

Section 857(b)(6) (relating to income from prohibited transactions) is amended—

(1)

by striking 4 years in subparagraphs (C)(i), (C)(iv), and (D)(i) and inserting 2 years,

(2)

by striking 4-year period in subparagraphs (C)(ii), (D)(ii), and (D)(iii) and inserting 2-year period, and

(3)

by striking real estate asset and all that follows through if in the matter preceding clause (i) of subparagraphs (C) and (D) and inserting real estate asset (as defined in section 856(c)(5)(B) otherwise described in section 1221(a)(1) if.

302.

Determining value of sales under safe harbor

Subparagraphs (C)(iii)(II) and (D)(iv)(II) of section 857(b)(6) are each amended by striking the aggregate adjusted bases and all that follows through the beginning of the taxable year and inserting the fair market value of property (other than sales of foreclosure property or sales to which section 1033 applies) sold during the taxable year does not exceed 10 percent of the fair market value of all of the assets of the trust as of the beginning of the taxable year.

IV

Health care REITs

401.

Conformity for health care facilities

(a)

Related party rentals

Subparagraph (B) of section 856(d)(8) (relating to special rule for taxable REIT subsidiaries) is amended to read as follows:

(B)

Exception for certain lodging facilities and health care property

The requirements of this subparagraph are met with respect to an interest in real property which is a qualified lodging facility or a qualified health care property (as defined in subsection (e)(6)(D)(i)) leased by the trust to a taxable REIT subsidiary of the trust if the property is operated on behalf of such subsidiary by a person who is an eligible independent contractor.

.

(b)

Eligible independent contractor

Subparagraphs (A) and (B) of section 856(d)(9) (relating to eligible independent contractor) are amended to read as follows:

(A)

In general

The term eligible independent contractor means, with respect to any qualified lodging facility or qualified health care property (as defined in subsection (e)(6)(D)(i)), any independent contractor if, at the time such contractor enters into a management agreement or other similar service contract with the taxable REIT subsidiary to operate such qualified lodging facility or qualified health care property, such contractor (or any related person) is actively engaged in the trade or business of operating qualified lodging facilities or qualified health care properties, respectively, for any person who is not a related person with respect to the real estate investment trust or the taxable REIT subsidiary.

(B)

Special rules

Solely for purposes of this paragraph and paragraph (8)(B), a person shall not fail to be treated as an independent contractor with respect to any qualified lodging facility or qualified health care property (as so defined) by reason of the following:

(i)

The taxable REIT subsidiary bears the expenses for the operation of such qualified lodging facility or qualified health care property pursuant to the management agreement or other similar service contract.

(ii)

The taxable REIT subsidiary receives the revenues from the operation of such qualified lodging facility or qualified health care property, net of expenses for such operation and fees payable to the operator pursuant to such agreement or contract.

(iii)

The real estate investment trust receives income from such person with respect to another property that is attributable to a lease of such other property to such person that was in effect as of the later of —

(I)

January 1, 1999, or

(II)

the earliest date that any taxable REIT subsidiary of such trust entered into a management agreement or other similar service contract with such person with respect to such qualified lodging facility or qualified health care property.

.

V

Foreign REITs

501.

Stock of foreign REITs as real estate assets

(a)

In general

The first sentence in section 856(c)(5)(B) is amended by inserting or in a qualified foreign REIT after this part.

(b)

Qualified foreign REIT

Section 856(c) is amended by adding at the end the following new paragraph:

(8)

Qualified foreign reit

For purposes of this subsection, the term qualified foreign REIT means a corporation, trust, or association—

(A)

treated as a corporation under section 7701(a)(3),

(B)

the shares or certificates of beneficial interests of which are regularly traded on an established securities market, and

(C)

which is organized in a country under rules that the Secretary determines meet the following criteria:

(i)

At least 75 percent of the entity’s assets must qualify as real estate assets (determined without regard to shares or transferable certificates of beneficial interest in such entity), as determined at the close of the entity’s prior taxable year.

(ii)

The entity either receives a dividends paid deduction comparable to section 561 or is exempt from corporate level tax.

(iii)

The entity is required to distribute at least 85 percent of its annual taxable income (as computed in the jurisdiction in which it is organized) to the holders of its shares or certificates of beneficial interest on an annual basis.

.

502.

Dividends from foreign REITs

Section 856(c)(3)(D) is amended by inserting “and in qualified foreign REITs” after this part.

VI

Effective dates

601.

Effective dates

(a)

In general

Except as otherwise provided in this section, the amendments made by this Act shall apply to taxable years beginning after the date of the enactment of this Act.

(b)

REIT hedging rules

The amendment made by section 101(c) shall apply to transactions entered into after the date of the enactment of this Act.