Glick. "Jest Is For All." Bench & Bar of Minnesota Mar. 2015: 4. Print.

Which is better: to do a transfer on death deed or convey property to relatives during your life time?

The difficulty in comparing these two procedures is that each is designed to address a different issue.  In the following discussion the person who currently owns the property is called “grantor” and the person to whom the property would be transferred is called “grantee.”

Transfer on Death Deed

The principal purpose of a Transfer on Death Deed is to avoid probate. 

A transfer on death deed is a conditional conveyance of real property with the conveyance only taking effect upon the grantor’s death.  Once the grantor passes away, the property is transferred to the grantee by filing an affidavit with the county.  It is possible to do a transfer on death deed that takes effect only on the death of both joint owners.  It is also possible to have more than one grantee.

Advantages of a transfer on death deed are that the conveyance can be revoked; the grantor maintains complete control of the property during the grantor’s lifetime; and the property is transferred to the grantee without the need for a probate proceeding.  

In addition, the property passes to the grantee with a “stepped up” basis which is equal to the value of the property as to the date of death of the grantor.  If the property is sold at that time, the tax obligation to the grantee will be little or none. Since the grantee has no interest in the property until the grantor dies, if the grantee gets into financial difficulty, the grantee’s creditors cannot attach the property until after the grantor dies.  If the grantor knows about the financial difficulty, the grantor can revoke the transfer on death deed and make other arrangements that would protect the grantee from the grantee’s creditors.

The big disadvantage of a transfer on death deed is that it cannot be used to avoid paying for the cost of nursing home care.  As the conveyance of the property only occurs upon the death of the grantor, the county may consider the homestead an available asset and force the sale of the property if the grantor is no longer living in the home or the county may assert a claim against the homestead upon the death of the surviving spouse of the joint grantors.

Medical Assistance Planning/Transfer of Property

The principal reason people consider transferring property outright is usually medical assistance planning.

In order to protect property from being sold to pay for nursing home care or avoid a medical assistance claim from being asserted upon death, the property must be transferred to the grantee outright and more than five years must pass before any application is made for medical assistance on behalf of the grantor.  This 5 year period is called a “look back” period.  Any application made before the expiration of the 60 months–even by one day–will trigger the Medical Assistance ineligibility rules. During the ineligibility, the grantor must pay for the grantor’s own care.  The county can also require that the value of the asset transferred be transferred back.

The main advantage of transferring title to a grantee now is that, if the grantor satisfies the five year look back period, the property will pass to the grantee or grantees without being subject to a medical assistance claim. 

There are several disadvantages to putting someone in title to assets now.   The main concerns are as follows: 

1. After the time the deed is signed, the grantor no longer owns the property. Instead, the grantee owns it.  Each grantee has a right to sell or transfer his/her share of the property.

2. Even if the grantor does not put the grantee’s spouses in title, under real estate law, for any sale or mortgage, the grantee’s spouse will have to sign the documents. So, if the grantee decides to mortgage or put a lien on the property for some purpose, such as to fund repairs or improvements, the lender is going to require that not only the grantee, but also the grantee’s spouse, sign the mortgage or lien.

3. If the grantor wants to sell or refinance the property, the grantor must have the cooperation of all the grantees and their spouses.  Legally any proceeds are not the grantor’s but belong to the grantees.

4. Because the grantee owns the home, creditors of the grantee can attach the grantee’s interest and force a sale of the home.  Any proceeds that would otherwise have gone to the grantee go to the creditor.

5. If the grantor retains a life estate in the property, then a portion of the property is subject to Medical Assistance claims.  In order to avoid the County arguing that the grantor retained a life estate in the property, the grantor would have to pay rent for the grantor’s use on the property.

6. Since the grantor no longer owns the property, the grantee has more control over the decision of whether the grantor is healthy enough to continue living in the property.

7. If one of the grantees dies without a will, the grantee’s heirs will inherit that interest. If that heir is married, then the spouse of the heir would have to consent to any sale or mortgage.

8. ALL GIFTS made during the look back period count in the Medical Assistance calculation. So if  a grantor gives his/her children the grantor’s $250,000 house and sometime next year the grantor gives one of the children $20,000 to help with their unexpected financial problems, Medicaid will use $270,000 in calculating the grantor’s ineligibility during the overlapping look back periods.

9. If a grantor has a mortgage on the house and it has a due on sale clause (almost all mortgages do), the grantor’s lender has the right to call in the loan if the grantor transfers an interest without the bank’s permission.  That includes an outright gift of the house to relatives but not a transfer on death deed.

10. There are gift tax consequences if the grantor gives property worth more than the annual exclusion amount in any one year (currently $14,000).  Since everyone has a lifetime/death exemption of over 5 million dollars, the grantor may not have to pay a gift tax but the grantor still has to file a gift tax return.

11. If the house is gifted to the grantee without any retained interest in the grantor, there will be a carryover of tax basis to the grantee instead of a stepped up basis as would have been the case had the grantor died owning the property.  Between Federal and State taxes, that tax could be more than 20% of the gain in the home.  Depending on how much the property has increased in value while the grantor has owned it (the amount of the gain), it may not be advisable to do the gift. 

12. The grantee will not be eligible for the income tax exclusion for a primary residence when the grantee sells it if the grantee does not live in the house.

13. Although in Minnesota property that is gifted to one spouse is considered non marital property in the event of divorce, it is possible for the other spouse to make a claim against non marital property if that spouse has a need for assets or income.  This idea of non marital property is also not accepted in all states.  So, if a grantee gets a divorce, the property may be considered in making the property settlement, and the house may possibly be awarded to the grantee’s spouse.

You may also want to look at our page that discusses Medical Assistance and Homestead Property.

If I or my spouse goes on Medical Assistance, will we have to sell our home?

It is very common for clients to call and be worried that if they or their spouse has to go into a nursing home, the County will take their home away from them.  This is not the way Medical Assistance works.

First, the County does not take assets away from people who apply for Medical Assistance.  What the County does is say that it will not start paying bills for nursing home care until certain income and asset criteria are met. 

Second, the rules for what an applicant can keep classify a homestead as exempt as long as one of the spouses resides there. As long as you or your spouse is living in the home or has a reasonable expectation that you can return to the home, the County cannot force the sale of the home.    

However, when neither of you is living in the home, then the County can force a sale.  Also, if one of you has been living in the house and dies while the other is in the nursing home or after the other has already died, the County also can assert a lien against the home to pay for expenses the County has incurred for either of your care.  

Should I put my home in a living trust?

Part of the motivation for doing a living trust is usually to avoid probate.  Leaving the house outside the trust can defeat this purpose. 

However, a homestead in Minnesota is exempt from claims of the owner’s creditors up to a dollar amount established by Minn. Stat. S 510.02.  As of July 1, 2014 this exemption amount is $390,000.  Also the homestead is exempt from claims by Medical Assistance as long as the owner or the spouse is residing in the home.  Putting the home in a living trust destroys these benefits.

If the home is owned as joint tenants with rights of survivorship by a married couple, it is fine to leave the home outside the trust as long as both are alive.  On the death of the first it will transfer to the survivor without requiring a probate. 

But what to do if the spouse dies or a single individual owns the home.  In this situation, the answer may be a Transfer of Death Deed (TODD).  If the owner or tenancy owners file a TODD, then the home will be transferred on death to the persons named as grantees in the TODD without requiring a probate.  So the home can be left outside the trust but probate is still avoided.

TODD’s are not as flexible as trusts and so naming people as grantees is sometimes not advisable.  But the trust can be the entity named as the grantee of a TODD and then all the benefits of the Trust’s flexibility are available and probate is still avoided.

What is a Supplemental Needs Trust?

A ”Supplemental Needs Trust” is a trust established and funded by a third party to provide for the supplemental needs of a disabled person while allowing the beneficiary to maintain eligibility for various “needs based” government programs.

Many disabled people can qualify for various programs like Supplemental Social Security and Medical Assistance, which exist in order to provide a basic level of societal support.  However most of these support programs are “needs based,” meaning if you have too much income or too many assets, you cannot qualify for the programs. 

The income and asset limitations used to create a problem for parents and other relatives of disabled children who wanted to pass money or assets to those children in their wills.  If the disabled child received the gift, the child was disqualified from government benefits until the money or assets were spent down.  Many felt that this was unfair, as a non-disabled child receiving the same gift would be free to use the gift to supplement their lifestyle.

As a result, both Minnesota and the federal government passed Supplemental Needs Trust statutes allowing a third party to establish a trust for a disabled person without causing the disabled person to lose benefit eligibility.  The disabled person is then allowed to use the trust’s funds to provide for expenditures that the publicly funded programs would not pay.

Nearly anyone besides the disabled person or the disabled person’s spouse can create a Supplemental Needs Trust for a disabled person.  This trust can be set up in a will (called a testamentary trust) or outside the will.  In practice, it is generally preferred that the trust is created while the person funding it is alive because this provides greater flexibility in the trust, protection against potential changes in the law, and the ability for others to then place funds into the trust.

It is important to remember that a Supplemental Needs Trust may not be funded with money already legally owned by the disabled person, even if they have not yet received it.  However, in such a case, there are slightly different options available (for example, a Special Needs Trust).

A Supplemental Needs Trust must be irrevocable and solely for the benefit of the disabled person.  The money cannot be distributed directly to the disabled person.  Distributions can only be made by the trustee purchasing items or services directly from a third party on behalf of the disabled person.  The money in the trust may not be used to replace or duplicate money that a governmental program would otherwise provide.  If the disabled person receives Supplemental Social Security, the money cannot be used for shelter or food.  Use for clothing may also be problematic. 

Establishing a Supplemental Needs Trust is relatively easy for an adult who has been certified as disabled.  However, the same process can be more difficult for young children and others who have not yet received disability certification.  In such a case, it is possible to obtain a review process through the state to get an equivalent certification or have two professionals who have examined the person certify that the person meets the social security disability standard. 

If the beneficiary is 65 or older and has to go into a nursing home for an extended period, the trust will no longer protect the assets.  Most Supplemental Needs Trusts contain provisions that terminate the trust at that point.  On termination of the trust, the trust can provide where the remaining money or assets are distributed.

If you are interested in creating a Supplemental Needs Trust, or discussing your other financial planning options, please contact Tarrant & Liska.  

What is a Special Needs Trust?

A “Special Needs Trust” is a trust established to benefit a person with a disability. The purpose of this trust is to supplement the government benefits they receive without disqualifying the disabled person from eligibility for such benefits.

Disabled people can qualify for various government programs that help with their support, such as Medical Assistance, Supplemental Disability Income, and more.  Most of these programs are “needs-based,” meaning that the recipient must meet income and asset limitations to qualify.

Occasionally, a disabled person who is receiving government benefits may suddenly receive money, perhaps through an inheritance or a settlement due to a car accident or a medical malpractice suit.  This additional money can impact program eligibility.  However, Minnesota allows the creation of a Special Needs Trust, where the disabled person may place the money that they have inherited or received.  The money in this Trust is disregarded for the purposes of determining whether the person qualifies for the governmental programs.  However, the money is still there to be spent on things that the government will not pay for or that would otherwise be too expensive for the disabled person.  Examples can range from vacations to upgraded wheel chairs.

A Special Needs Trust has several technical requirements.  The beneficiary must be disabled and under age 65 when the trust is established.  The trust has to be established either by the disabled person’s parent, grandparent, or legal guardian, or by the court.  The trust may then be funded by the assets of the disabled person or the disabled person’s spouse, including assets that they are entitled to but have not yet received.  The trust may also contain assets of other individuals, although it might be better for such persons to have established a Supplemental Needs Trust.

The trust must be irrevocable and solely for the benefit of the disabled person, with a few select exceptions.  Distributions can only be made by the trustee purchasing items or services directly from a third party on behalf of the disabled person.  The money in the trust may not be used to replace or duplicate money that a governmental program would otherwise provide.  If the disabled person receives Supplemental Social Security, the money cannot be used for shelter or food.  Use for clothing may also be problematic. 

Once the beneficiary has died, any assets remaining in a Special Needs Trust go to Medical Assistance to repay any amounts that Medical Assistance has spent on the beneficiary.  Only if the Medical Assistance claim does not completely exhaust the assets of the trust can the family or another beneficiary get any money from the trust.

If you are interested in creating a Special Needs Trust, or discussing your other financial planning options, please contact Tarrant & Liska. 

How do I include my pets in my estate planning?

       We periodically get requests to establish a trust to provide for the care of a pet.  Unfortunately, Minnesota is one of the states that does not allow animal owners to form a pet trust to provide for their pets after their death.  Minnesota trusts must have a person or a charitable entity as a beneficiary.  Pets are considered property under the law and can only be willed and transferred.  So there is no simple way to set aside trust assets or money for your pet, but there are still some planning options available to ensure that your pets are cared for after your death or incapacity.

       The primary option available to Minnesota residents is to leave your pet to a selected devisee or beneficiary through your will or through a living trust.  While you cannot give money directly to your animal, you may leave money to the new owner that is intended for the care of the animal.  With this option, the gift is often accompanied with a set of instructions detailing your desires for the pet’s care.  In the past, we have drafted trusts containing a pet and money for the benefit of a named person.  This trust contained a provision requiring that the beneficiary must agree to take care of the pet as a condition of being the beneficiary.  If, in the opinion of the Trustee, the beneficiary was unable or unwilling to take care of the pet, the beneficiary’s interest terminates and the animal and the accompanying money in the trust is distributed to someone else.

       As another option, you may want to consider making a gift to a participating animal shelter or veterinary care organization, which will then either care for your pet or locate a foster home after your death.  In Minnesota, several nonprofit agencies and educational institutions offer these services in exchange for a lifetime or testamentary gift of some specified minimum amount.  The gift pays for the care and placement of the animal.  This is a good route to take when no one you know is willing or able to accept responsibility for your pets after your death.  It is also a good backup plan in case your selected devisee/beneficiary is unable to take your pet.

       A final option is to simply delegate to your Personal Representative the power to select a new owner or give the pet to a “no kill” shelter.  Under this option, the Personal Representative would be responsible for caring for the pet after your death until they can take the appropriate action to find a new owner who is willing to take on your pet. 

       Whichever option you choose, it is a good idea to specify multiple alternative devisees/beneficiaries in case the first person chosen does not survive you or dies while the pet is still alive.  And it is also important that you communicate with your Personal Representative and your selected devisee/beneficiary so they are all aware of your wishes and consent to the responsibilities with which they are being entrusted.

       Providing for your pet within your estate plan can help ensure that your animal will continue to receive the same level of care that it did during your life.  If you would like to discuss your estate planning options, and how your pet might fit into your plans, please feel free to contact Tarrant & Liska.