Ohio Legacy Law

Category: Agriculture

When clients sit down with me to plan a trust, the conversation almost always comes back to one core question: “How do I make sure this money actually helps the people I love, instead of hurting them?” It is a question born of love, not distrust. You want your gift to be a blessing — not a burden, not a target, and not a source of conflict.

Most people have a story of someone who inherited something and squandered it.  One of the most well known and loved parables of Jesus is of the Prodigal Son, the classic example.

One of the most powerful, and most underused, tools for accomplishing that goal is the spendthrift clause.

The Basic Idea

A spendthrift clause (sometimes called a spendthrift provision) is language written into a trust that does two things at once. First, it prevents a beneficiary from voluntarily selling, assigning, or pledging their future interest in the trust before they actually receive a distribution. Second, and just as importantly, it prevents a beneficiary’s creditors from reaching into the trust to seize that interest before the money is paid out. Ohio law is explicit on this point: a spendthrift provision is only valid if it restrains both the voluntary and involuntary transfer of a beneficiary’s interest, or restrains involuntary transfer while allowing voluntary transfer only with a trustee’s consent (Ohio Revised Code § 5805.01).

In plain terms, until the trustee actually cuts a check or hands over property to the beneficiary, that money legally belongs to the trust — not to the beneficiary, and not to anyone the beneficiary owes money to.

Why This Matters for Your Goals as the Grantor

As the person creating the trust (the “grantor” or “settlor”), you are not just moving assets from one column to another. You are trying to accomplish something deeply personal: you want your children, grandchildren, or other loved ones to actually benefit from what you worked a lifetime to build. A spendthrift clause protects that vision in several concrete ways.

It shields the gift from creditors. Life happens. A beneficiary might face a lawsuit, a business failure, or unexpected debt years after you are gone. Under Ohio’s Trust Code, a creditor or assignee of a beneficiary generally cannot reach the beneficiary’s trust interest, or a distribution before the beneficiary actually receives it, so long as a valid spendthrift provision is in place (Ohio Revised Code § 5805.01(C)). Without that language, a creditor could potentially attach future distributions and take the inheritance you intended for your family before your loved one ever sees a dime of it.

It protects against poor decision-making and undue influence. Not every beneficiary is a sophisticated money manager, and not every beneficiary is immune to pressure from a persuasive friend, a struggling business partner, or a manipulative spouse. Addiction issues can cloud a beneficiaries decision making until they get clean.  Because a spendthrift clause prevents the beneficiary from assigning or borrowing against their future interest, it removes the temptation — and the legal mechanism — for someone to talk your beneficiary into signing away their inheritance for a quick loan or a bad investment.

It preserves your intent through a divorce. One of the most common reasons I recommend a spendthrift clause is divorce protection. Ohio courts have generally recognized that a spendthrift provision is enforceable against a beneficiary’s former spouse (Ohio Revised Code § 5805.02(C)), which helps keep inherited assets separate from marital property disputes rather than becoming a bargaining chip in a settlement.  Spendthrift provisions along with prenuptial agreements are important tools.  No one begins with the idea that a divorce will happen, but life happens and an inheritance can be another stumbling block in the relationship.

It gives the trustee room to act in the beneficiary’s true best interest. Because the assets stay inside the trust structure rather than becoming immediately reachable, the trustee can distribute funds according to the schedule and purposes you set — for education, for a first home, for health needs — rather than the assets being scooped up all at once by a claim you never anticipated.

The Limits You Should Know

A spendthrift clause is strong, but it is not absolute, and I always tell clients the truth about its boundaries rather than overselling it. Ohio law carves out specific exceptions. A spendthrift provision generally cannot be used to defeat a claim brought by a beneficiary’s child or spouse for court-ordered support, at least where distributions could be made for the beneficiary’s support, nor can it be used to defeat certain claims by the State of Ohio or the federal government (Ohio Revised Code § 5805.02(B)). If the trust is set up as a wholly discretionary trust, Ohio law provides an additional layer of protection — creditors generally cannot compel distributions or reach the beneficiary’s interest at all, spendthrift language or not (Ohio Revised Code § 5805.03).

For clients with heightened creditor-protection concerns — business owners, professionals in high-liability fields, or those simply wanting the strongest asset protection available under Ohio law — we can also discuss Ohio’s legacy trust statute, which offers additional statutory protections for self-settled trusts (Ohio Revised Code § 5816.03).

Making Your Gift a Blessing, Not a Liability

At the end of the day, estate planning is about more than paperwork — it is about making sure the people you love actually receive the benefit of what you leave them, on the terms and timeline that reflect your values. A well-drafted spendthrift clause is one of the simplest, most effective tools we have to keep your gift protected, keep your intent intact, and keep your family’s inheritance a source of security rather than stress.  Let’s talk about it.

If you are considering a trust, or want to review whether your existing trust includes strong spendthrift protection, I welcome the conversation. You can reach my office at (937) 402-2348 or jim@southwestohiolaw.com.

This article is provided for general informational purposes only and does not constitute legal advice. Every estate plan is different, and you should consult with an attorney regarding your specific circumstances.

— James E. Schroeder, Attorney at Law

STITAR, CROATIA - Return of the prodigal son, Relief on main altar in the church of Saint Matthew in Stitar, Croatia

 

Return of the prodigal son, Relief on main altar in the church of Saint Matthew in Stitar, Croatia

Category: Agriculture

Whether you are driving the roads of Brown and Highland County or reading this newspaper on a weekly basis you probably have noticed that solar panel “farms” are a hot topic.

With the closure of local coal-fired power plants in the past few years and federal politics favoring what has been called green energy sources such as solar and wind, it is no wonder we see these projects popping up across the county and just over our borders.

Across the state, local communities and officials are dealing with solar companies and their salespeople flooding into the Buckeye state trying to sign up as many contracts as possible. In ten counties, the Commissioners have moved to ban solar and wind projects in townships and unincorporated areas of their counties, including Butler to the west and Logan to the east.

Solar developers are offering landowners profitable contracts of $2,000 per acre or more per year to sign up.

My purpose in writing this piece is not to discuss how these projects fit or fail to fit within our overall community. What I hope to provide is some information to those whom a solar company approaches to lease their land and a few basic things to look for in that agreement.

The first unique part of a solar land lease is that it has two periods or terms in it. The first is the option period and the second is often called the extended or power period. Knowing how many years the property will be under contract and how much will be paid per acre during the two different periods in the contract is essential.

An “option period” is a period, usually five to ten years, when the property owner agrees to give the solar company time to investigate whether they want to proceed with putting a solar project on their property. There are many reasons why it takes the solar company this long to make the decision but during that time, they are willing to pay $40-$125 per acre to have the right to start the project if they wish. During this time, they may take some soil samples but generally do not disturb the property and the owner can still grow or lease crops, hunt and enjoy the property. If the solar company chooses not to build during this period, they will cancel the contract and the property owner will keep the money paid out during the option period.

Once the solar company decides to proceed and notifies the homeowner in writing of their intention to build a solar array, the contract’s “extended period” or “power period” starts. This period is usually between thirty and forty years. The solar company will build out its hardware on the property. Crops in the field may be tilled over, and a settlement paid to the farmer. No more hunting may occur on or near the solar company’s hardware. During this period, the solar company will pay the higher lease per acre amount of closer to $750 to $1,000 per acre per year.

The next concern is what happens if the solar company goes out of business. Make sure this issue is addressed in the contract, that the company purchasing the original contract must abide by the terms of the contract, unchanged. This goes for you as well. Make sure you can sell the property if you wish, with the understanding that the buyer would get future payments that would have to be made to the new owner.

You will want to make sure the contract has a clause that if any action by the solar company or their equipment damages your property, they have sufficient insurance coverage to satisfy the value of their investment and yours. They should provide you annually with a copy of their insurance coverage showing it to be in force.

One of the most important concerns is what happens to the framing structures, fencing and panels the solar companies build when the contract ends, or the solar company abandons the project. The contract should clearly state that the solar company must remove and legally dispose of all solar panels, framework and footing up to a few feet under the soil’s surface. There are hazardous waste materials in the panels and other issues with being stuck with these things left on the property. The homeowner should not under any circumstances take responsibility for keeping or removing the solar materials.

One of the key points the solar salesman makes is that there is no money out of pocket for the property owner. Yet I strongly suggest anyone considering signing a solar lease contract or any contract have the document reviewed and explained by an attorney. This advice should not surprise you coming from an attorney. If you hear me out, I am amazed when people come to my office after a contract goes bad (or they didn’t even have a contract) and did not have an attorney review and explain it to them. In the case of a solar lease, these contracts will affect the family land for roughly fifty years, a generation. They can potentially bring in more than a million dollars of revenue over their term, sometimes many millions, based on the project size. With an investment like this, it is in the property owner’s best interest to know what they are agreeing to and have legal counsel. Several solar companies have caught on to the fact that an educated partner is a good partner and even agreed to pay up to $1,000 toward legal fees to have their contract reviewed. If this clause is not in the contract, ask. You deserve the peace of mind of knowing you understand what you are getting your family into.

Along with the solar company reimbursing for attorney fees, some contracts include a signing bonus. I recommend asking for a bonus payment, made at the time you sign the agreement. Be aware that these dollars are taxable, but you should do a little something to celebrate the occasion. This truly is a once-in-a-lifetime moment.

Another key provision the owner should look for is that if there is a dispute arising out of this contract that it must be settled in the Courts of the State of Ohio. Solar companies come from across the country and Canada and sell these contracts or merge with other companies frequently. If the company does something to violate the terms of their contract, you do not want to be traveling to California or Delaware to sue; you want the right to go to our County Courthouse in Georgetown and be heard on the matter there.

Solar Lease Agreements are long and detailed documents prepared by the solar company’s attorneys to give them the best shot at making money off of your land. If this is something you are considering I strongly urge you to contact a local attorney to review the document, make recommendations and explain the details and terminology to you before you commit your family’s land to a lifetime of marriage with a solar company.

If you are looking at the possibility of signing a solar lease, do yourself a favor and schedule a strategy session to discuss how this will affect you and your land. Call (937)402-2348 or use our online scheduling link.

Category: Agriculture

One of my favorite clients (yes attorneys have favorites) is a cranberry and blueberry operation in southern New Jersey. A few years ago while testifying at the state capital on their behalf regarding leasing government land for farming operations I had an interesting conversation with a legislator who could not understand why my client wanted a long term lease and may not be willing to pay as much as an out of state operation at auction for some state land that abutted their farm.

The State Senator had a point, it was his job to get the most amount of money for the state’s land. That was his job. My job was to explain that getting the highest price upfront was not in the best interest of the state and it is not in the best interest of the property owner in a lot of situations either.

More than once I have heard of a low bidder who has no other attachment to the land than to make money off of it using questionable practices such as ignoring soil conservation practices, failing to replace mineral content, over-applying herbicides on fields negatively affecting waterways and buffer areas and other tales of woe.

Low bidders often have one thing on their minds, get in, get planted, get harvested and get as much money out of the contract before moving on. Landowners need to think more strategically and often enter into more complete contracts covering more than just acreage and price.

The 2017 Survey of Iowa Leasing Practices prepared by Iowa State University Extension and Outreach office shows some interesting facts about leasing. Just over half (53%) of farmland acres in Iowa are leased. Forty-four (44%) of all acres were leased for cash rent, Nine (9%) were leased on a crop share basis. The trend of the past thirty-five years went from fifty-five (55%) of farms being owner-operated to forty-one (41%) owner-operated.

With more and more farmers allowing those with no ties or legacy to the land to operate across their fields, it is important to consider a few more issues than price to protect the integrity of the land the owner has been given to manage. Three factors should be considered and memorialized in the lease: price, farming practices, and length/legacy.

Beyond price, the farm owner and tenant should discuss and memorialize in the lease how the soil and topography will be treated during the term of the lease. Perhaps soil fertility will be tested at the beginning and end of the lease term and the tenant shall be responsible to maintain minimum levels of basic markers. The parties should agree on tilling practices and how these might affect soil erosion. Generally, the owner and tenant should discuss what kinds of herbicides will be used and if there are times of the year or areas of the property where the owner does not want any applications.

Concerns regarding legacy and length of lease should also be agreed upon. In order to protect the land, an owner might factor in the length of a lease. The Iowa survey shows that the average tenure of current tenants is 11 years for cash rent and 14 for crop share arrangements. Sometimes leasing to a relative or trusted neighbor might justify taking less per acre in order to help ensure the land will be managed respectfully.

Regardless of who you rent to it is wise to ask the tenant for financial information about their operation, obtaining character references from personal and vendors of the prospective tenant and inspecting some of the fields they currently farm.

As the term of the lease proceeds communication between the parties can help the relationship run smoothly. Perhaps the parties might plan an annual spring and fall walk or ride of the property to discuss any issues pre-planting or post-harvest. Long term tenants renting off of family farms should ask to meet the farmer’s spouse or child to have them involved in the conversation if they can.

Cashing a few fat rent checks can do long-term damage to both the land and the farmer’s bottom line. Consider more than price when leasing your land, your legacy, and the bottom line.