You're in the business of selling equipment, and want to cash in by financing, but don't want the hassle of preparing security agreements, filing financing statements, and heaven forbid, repossessing and disposing of collateral in a commercially reasonable manner. So you and your lawyer come up with the idea of leasing instead. Since title never passes, you just go get your equipment if they don't pay.
Right? Well, maybe not!
The age old issue is simply this: if it is a true lease, then fine. Title does not pass, and in case of bankruptcy, the equipment is not part of the bankruptcy estate. If, however, the lease is a disguised conditional sales agreement, then as trustee my next question is "show me your financing statement." Most of the time, there is no financing statement, the property enters the bankruptcy estate, and the "lessor" is now an unsecured creditor.
Here are examples of what I look for as trustee when examining leases, along with a little law for good measure. Note that no one factor is necessarily conclusive, and the courts will look at the totality of the circumstances to determine the intent of the parties.
1. Nominal value purchase option: at the end of the lease term, the "lessee" has the option of purchasing the leased property for nominal value. This is one big red flag. The value at the end of the term should bear some reasonable relationship to the actual value of the property at term's end.
2. Lessee bears risk of loss or damage: if under the lease, the lessee bears all risk of loss, then by inference lessor has essentially conveyed its interest in the property and passed it to lessee, who bears all risk of loss. Or, there is an option to renew the lease for nominal consideration for the remaining economic life of the property; same thing as buy it for nominal value.
3. Lessee bears all maintenance responsibility: this is self-explanatory, and the rationale is the same as #2.
4. Lessee pays all insurance and taxes.
5. The lease is personally guaranteed: why, you might ask, does this matter? If the transaction is truly a lease, and title never passes and you can go pick up your goods, why do you need a guaranty? The presence of a personal guaranty may not alone be sufficient, but it sure makes my nose twitch. See, In re Wakefield, 217 B.R. 967,971 (Bkrtcy. M.D. Ga. 1998)
6. Can the lessee walk away: if the lessee can walk away with no obligation to pay for the goods, this is an almost conclusive indication of a "true lease." Frankly, however, I have never seen such a lease.
Now for some law. First, the question of whether a transaction is a lease of secured transaction will always be one of state law. This implicates some choice of law issues, but that is another subject for another day. And in most every case, it won't matter a great deal because the starting point will be the Uniform Commercial Code.
Your statutory law is Ala. Code, Section 7-1-203, entitled "Lease distinguished from security interest," which is substantively identical to former Section 7-1-201(37).
For a very well reasoned review of the factors to be considered, see the opinion of Judge Keith Lundin in In re Puckett,, 60 B.R. 223 (Bkrtcy. M.D. Tenn. 1986). Closer to home, see Judge Cohen's opinion in In re Winston,181 B.R. 589 (Bkrtcy. N.D. Ala. 1995).
For the view of the IRS, see REV. RUL. 55-540, 55-2 C.B. 39, setting out nine plus factors to consider in distinguishing between a conditional sales agreement and a lease.
And here are the factors considered notable by Professor Barkley Clarke in his often cited treatise The Law of Secured Transactions:, which I set out in the event you don't have immediate access to this treatise:
(1) Is the lessee obligated contractually to pay the full purchase price? If so, the transaction smacks of purchase financing. Some cases use this factor as the only necessary evidence of a disguised secured transaction.
(2) Is there a purchase option and, if so is it nominal? In assessing this critical factor under U.C.C. Section 1-201(37), the court should compare the option price with the anticipated fair market value of the property at the time of exercise, as viewed from the inception of the transaction. Alternatively, the courts have compared the option price with total rentals over the lease term or with the original cost of the goods. The bottom line is the economic reality of transaction, that is, would any lessee in its right mind fail to exercise the purchase option?
(3) Is the lease term equivalent to the economic life of the good? IF it is, there [**16] is no meaningful residual value for the lessor, thus suggesting a financing arrangement rather than a true bailment lease.
(4) At the expiration of the initial lease term, can the lessee renew indefinitely or for a period extending through the economic life of the goods? This factor is of course closely related to the prior two.
(5) Does the lessor retain any meaningful residual value in the goods? When the lessor parts with any residual value because of a termination adjustment clause in an open-end lease which allows the lessor to sell the goods at termination or default, collect any deficiency, or turn over any surplus to the lessee, the transaction looks more like a financing arrangement. In effect, the lessee is guaranteeing the residual value of the leased goods.
This should get you started. And again, let me emphasize that no one factor is conclusive. The court will examine the totality of circumstances and determine what the parties to the transaction intended--a true lease, or a conditional sales contract disguised as a lease. If the latter, you better be perfected.
Thanks for reading.