Does the owner bear the risk in case of bankruptcy?
Due to the tense situation in the hotel industry, various lessees are currently approaching their lessors asking for deferral or abatement of rent payments for the period ahead. There are many suggestions for possible compromises - but the insolvency law situation must always be taken into account in order not to create any risks for tenants or lessors. The comments in this article apply equally to hotel usufructuary leases.
Currently discussed compromises
Eigentümerrisiko im Insolvenzfall?
Aufgrund der angespannten Situation in der Hotelbranche treten aktuell diverse Mieter an ihre Vermieter heran und bitten um Stundung oder Erlass der Mietzahlungen für die kommende Zeit. Die Vorschläge für mögliche Kompromisse sind vielfältig – dabei ist aber immer auch die insolvenzrechtliche Situation zu beachten, um hier keine Risiken für Mieter oder Vermieter zu schaffen. Die Ausführungen dieses Beitrags gelten gleichermaßen auch für Hotelpachtverträge.
Aktuell diskutierte Kompromisse
Section 382 limits a loss corporation’s ability to use its Net Operating Losses (NOLs) carryforwards following an "ownership change."1 An ownership change is triggered if one or more "5-percent shareholders" of the loss corporation increase their ownership in the aggregate by more than 50 percentage points during a testing period. Following an ownership change, the "Section 382 limitation" generally reduces the ability to use NOLs to offset taxable income in any post-change year.2
On April 20, 2011, the IRS issued proposed regulations under Treas. Reg. §1.267(f)-1(c) (the Proposed Regulations), which will become effective after they are adopted as final regulations. The Proposed Regulations modify the current deferred loss rules to allow the acceleration of a deferred loss in certain circumstances that routinely arise in international restructurings of U.S. companies. Accordingly, corporations in a controlled group that are considering a sale to another member of the controlled group should evaluate the consequences under the Proposed Regulations.