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If you and your family are grappling with the critical issue of how to transition the farm operation and farm assets to the next generation, we can help. Attend one of our “Planning for the Future of Your Farm” workshops this fall and winter to learn about the communication and legal strategies that provide solutions for dealing with farm transition needs and decisionmaking. We've scheduled both a webinar version and several in-person options for the workshop, with the first in-person workshops coming up soon--November 29, 2023 in Mt. Orab and December 7 in Celina.
This workshop challenges farm families to actively plan for the future of the farm business. Learn how to have crucial conversations about the future of your farm and gain a better understanding of the strategies and tools that can help you transfer your farm’s ownership, management, and assets to the next generation. We encourage parents, children, and grandchildren to attend together to develop a plan for the future of the family and farm.
Teaching faculty for the workshop are David Marrison, OSU Extension Farm Management Field Specialist, and Robert Moore, Attorney with the OSU Agricultural & Resource Law Program. Topics David and Robert will cover in the workshop include:
- Developing goals for estate and transition planning
- Planning for the transition of control
- Planning for the unexpected
- Communication and conflict management during farm transfer
- Federal estate tax challenges
- Tools for transferring assets
- Tools for avoiding probate
- The role of wills and trusts
- Using LLCs
- Strategies for on-farm and off-farm heirs
- Strategies for protecting the farmland
- Developing your team
- Getting your affairs in order
- Selecting an attorney
Webinar version. You and your family members can attend the workshop individually from the comfort of your homes. The four-part webinar series will be February 5, 12, 19, and 26, 2024, from 6:30 to 8:30 p.m. via Zoom.
In-person workshops. Our local Extension Educators are hosting in-person workshops at five regional locations across Ohio:
- November 29, 2023 - Brown County - Mt. Orab
- December 7, 2023 - Mercer County - Celina
- January 19, 2024 - Columbiana County - Lisbon
- January 26, 2024 - Champaign County - Urbana
- February 2, 2024 - Seneca County - Tiffin
- April 4, 2024 - Warren County - Lebanon
Registration is required. Find registration information for all workshops at https://farmoffice.osu.edu/farm-transition-planning.
We hope you'll join us to move forward on planning for the future of your farm! For questions about the workshop, please contact David Marrison at marrison.2@osu.edu or 740-722-6073.
Tags: transition planning, Estate Planning, succession planning, planning for the future of your farm
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One of the primary challenges for a retiring farmer is the large tax burden that retirement may cause. Throughout their farming careers, farmers do a good job of managing income taxes, in part, by delaying sales and prepaying expenses. This strategy works well while the farm is operating but can cause significant tax liability upon retirement. The combination of a large increase in revenue from the sale of assets and little or no expenses to offset the revenue can cause a retiring farmer to be pushed into high tax brackets. It is not unusual for 40% or more of the sale proceeds from a retirement sale to go to taxes. One strategy to reduce income tax liability at retirement is a Charitable Remainder Trust (CRT). A CRT can be an effective way of managing income taxes at retirement, but it is not for everyone.
A CRT is a charitable trust because at least some of the assets in the CRT must eventually pass to a qualified U.S. charitable organization such as a church or 501(c)(3) corporation. This charitable nature of the CRT is central to the CRT strategy. As a charitable trust, the CRT may sell assets without paying tax on the sale. So, instead of the retiring farmer selling assets in their own name, they donate the assets to the CRT and then the CRT sells the assets. The retiring farmer then receives an income stream from the CRT. After a period of time, the income stream stops and the remaining trust assets are contributed to the named charity. The following are the steps of the CRT strategy:
- Assemble a team of advisors and develop a CRT strategy.
- Donor establishes a CRT. The trust document declares the income beneficiaries and the charitable beneficiaries.
- Donor determines the assets to be contributed to the CRT.
- Donor contributes assets into the CRT, typically grain, machinery and/or livestock.
- The CRT sells the assets but does not pay tax.
- The Trustee of the CRT uses the sale proceeds to establish an annuity. The annuity must be designed to provide at least 10% of the sale proceeds to the charity.
- The annuity pays out to the Donor over a number of years. The Donor pays income tax on the annuity distributions.
- When the trust is terminated, the charity is paid the remaining assets.
Consider the following example to help further explain how a CRT strategy works:
Farmer decides to retire at the end of the 2023 crop year. After harvesting the 2023 crop, Farmer owns $1 million of grain and $1.5 million of farm equipment. Farmer’s accountant tells him that if he sells all the grain and machinery in one year, he will pay around $1 million in taxes. Farmer decides to implement the CRT strategy. He establishes a CRT and names himself and his spouse as the income beneficiaries and the local children’s hospital as the charitable beneficiary. Farmer transfers his grain and machinery into the CRT. The CRT sells the grain and machinery and receives $2.5 million in sale proceeds.
The CRT establishes an annuity that will pay out $125,000 for the next 20 years. Farmer pays income tax on each $125,000 payment which results in $20,000 of annual income taxes. After 20 years, the trust is terminated, and the children’s hospital receives the remaining funds in the CRT.
As the example shows, the strategy avoids a large, up-front tax payment in the year of the asset sale. Farmer pays taxes on each annual $125,000 payment which allows him to stay in a lower tax bracket. In the example, instead of paying $1 million in taxes in 2023, Farmer spreads the payments out and ultimately pays $400,000 over 20 years.
The primary disadvantage of a CRT is that it is an irrevocable trust. Once the CRT is set into motion, it cannot generally be undone. A CRT may not be the best option for farmers who wish to keep flexibility with managing their assets or who are transitioning the farming operation to family members. While a CRT provides many tax and business benefits, it is not an adaptable plan that can be changed in the future.
Another disadvantage of a CRT is the cost. It is usually a rather complicated process to establish the trust, calculate the potential tax savings, file a tax return, and establish an annuity. Legal and other professional fees will often be tens of thousands of dollars. It is important early in the planning process to weigh the potential tax savings against the cost of establishing the CRT.
For more information on CRTs, see the newly published bulletin Charitable Remainder Trusts as a Retirement Strategy for Farmers available at farmoffice.osu.edu. This bulleting provides details on how a CRT strategy is implemented and its advantages and disadvantages. Be sure to consult with an attorney, tax advisor and financial advisor before deciding on a CRT for your retirement strategy.
Tags: retirement, Estate Planning, farm transition planning, charitable remainder trust, trust, CRT
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Agricultural & Natural Resources Income Tax Issues Webinar
Barry Ward, Director, Income Tax Schools at The Ohio State University
Jeff Lewis, Income Tax Schools at The Ohio State University
Tax practitioners, farmers, and farmland owners are encouraged to connect to the Agricultural and Natural Resources Income Tax Issues Webinar (via Zoom) on December 13 from 8:45 a.m. to 3:20 p.m. The event is sponsored by Income Tax Schools at The Ohio State University.
The webinar focuses on issues specific to farm tax returns related to agriculture and natural resources and will highlight timely topics and new regulations.
The program is an intermediate-level course for tax preparers whose clients include farmers and rural landowners. Farmers who prepare and file their own taxes will also benefit from the webinar.
Tentative topics to be covered during the Ag Tax Issues webinar include:
- Timely Tax Issues Facing Agricultural Producers
- Employee vs Independent Contractor
- Cost-Sharing Exclusion
- Farm Trade or Business
- Farming S Corporations
- Timber Taxation
- Legislative and Regulatory Update
- Form 1099s Requirements for Farmers and Ranchers
- Tax Schemes Targeting the Farm
- Tax Issues Arriving at the Death of a Farmer
- Ohio Tax Update
Other chapters included in the workbook not included in the webinar includes: Material Participation Rules for Farmers, Ranchers and Landowners, Livestock Tax Issues, Depreciating and Expensing Farm Assets, Sale and Exchange of Farm Property, Sample Tax Return.
The cost for the one-day school is $180 if registered by November 29th. After November 29th, the registration increases to $230. Additionally, the course has been approved for the following continuing education credits:
• Accountancy Board of Ohio, CPAs (6 hours)
• Office of Professional Responsibility, IRS (6 hours)
• Supreme Court of Ohio, Attorneys (5 hours)
Registration includes the Agricultural Tax Issues Workbook. Early registration (at least two weeks prior to the webinar) guarantees that you’ll receive a workbook prior to the webinar.
The live webinar will also feature options for interaction and the ability to ask questions about the presented material.
More information on the workshop, including how to register, can be found at: https://farmoffice.osu.edu/tax/2023-ag-tax-issues-webinar
Contact Barry Ward at ward.8@osu.edu or Jeff Lewis at lewis.1459@osu.edu
Tags: tax, Ag Tax, Farm Tax, labor law, tax law, Farm Business
Comments: 0
An agricultural easement is a legal instrument that can protect farmland from non-farm development and preserve the legacy of family land for the future. An earlier blog post explains how an agricultural easement works and answers common questions about agricultural easements. As we explained, an agricultural easement not only preserves farmland but can also be a valuable financial and tax tool that can enable a transition of the farm to the next generation. But are there drawbacks to agricultural easements? Here's a summary of potential negative implications of easements that landowners should also consider.
It's difficult to forecast the future of a farm. The very nature of the easement requires a best estimate of how the farmland might be used for agriculture into the future--a challenging task. The Deed of Agricultural Easement the parties agree to must predict agricultural activities that are consistent with the easement and those that would violate the easement. There could be future problems if the predictions and forecasting aren’t flexible enough to accommodate agriculture in the future.
The “perpetuity” requirement. While it’s possible to draft an easement that lasts only for a certain term of years, most agricultural easements remain on the land “in perpetuity,” or permanently. The programs that pay a landowner to grant an agricultural easement and the federal income and estate tax benefits for donating all or part of an easement require that the easement is perpetual. This differs from the conservation programs we’re accustomed to in agriculture that require shorter term commitments, and it can be a deterrent to a landowner who wants future generations to have a say in what happens to the land. These concerns might be addressed in the deed of agricultural easement, however, which may provide sufficient flexibility to address those future concerns.
Termination can be difficult and costly. Hand in hand with the perpetuity issue is the difficulty of terminating an agricultural easement once it’s in place. Typically, both parties must agree on a termination and a court of law must determine that conditions on or surrounding the land make it impossible or impractical to continue to use the land for agricultural purposes. Attempts to terminate without following the stated procedures can result in penalties for the current landowner. If there was a payment for the agricultural easement, a deed of easement will likely require the landowner to reimburse the paying party for the proportionate share of the fair market value of the land with the easement removed and will also require the party receiving the reimbursement to use the funds only for similar conservation purposes.
Eminent domain can be an issue. As one Ohio farm family has learned, an agricultural easement might not protect the farmland from an eminent domain proceeding. In Columbia Gas v. Bailey, 2023-Ohio-1245, the Bailey family was forced to litigate an attempt by Columbia Gas to use eminent domain for the construction of a gas pipeline across their farmland. Their predecessor had placed an agricultural easement on the farmland in 2003, and the family argued the easement prevented the taking of land for the pipeline under the doctrine of “prior public use.” That doctrine prohibits an eminent domain action that would destroy a prior public use. The court agreed that the agricultural easement did create a prior public use on the land, and the court shifted the burden to Columbia Gas to prove that the pipeline would not destroy the established prior public use. Rather than doing so, Columbia Gas withdrew its eminent domain proceeding and moved the location of the pipeline. The court's decision to recognize an agricultural easement as a prior public use might provide some protection from eminent domain for future owners of agricultural easement land but, like the Baileys, landowners may have to fight a long, expensive battle to prove that an eminent domain action would destroy an established prior public use.
Lenders and other interests must be on board. A landowner must deal with any existing mortgages, liens, leases, or easements on the farmland before entering into an agricultural easement. The State of Ohio’s agricultural easement, for example, requires a lender to subordinate a mortgage to the rights of the easement holder. Renegotiation of the mortgage might be necessary, and the lender might require a paydown of the outstanding mortgage if the property’s value could reduce below that amount. Without subordination and other approvals, a landowner will not be able to enter into an agricultural easement.
Local governments must be on board. Ohio’s program for purchasing agricultural easements requires a landowner to submit a resolution of support from the township and county where the land is located. This means the local governments must agree that committing the land to agriculture is consistent with local land use plans. An early conversation with local officials is necessary to ensuring consistency with the community’s future plans.
There will be monitoring. An easement holder has the responsibility of ensuring there is not a violation of the easement or conversion of the land to non-agricultural uses. This means there will be a baseline or “present condition” report of the easement property upon easement creation and monitoring of the property “in perpetuity.” An annual visit to the property and completion of an annual monitoring report by the easement holder is common.
It's a lengthy process. Agricultural easements don’t pop up overnight. Especially when applying for funding from competitive programs like Ohio’s Local Agricultural Easement Purchase Program or the NRCS Agricultural Land Easements Program, it can be a year or more before an agricultural easement is in place.
Planning and integration with plans is necessary. An agricultural easement is one piece of what can be a complex plan addressing a landowner’s expansion, retirement, estate, and transition needs. A landowner would be wise to work with a team of professionals—financial planner, tax professional, attorney—to ensure that an agricultural easement integrates with all other parts of the plan.
Still interested? Ohio landowners interested in learning more about agricultural easements may want to consider these steps:
- Review the resources on the Ohio Department of Agriculture’s Office of Farmland Preservation.
- Talk with other landowners who have entered into easements. Refer to the Coalition of Ohio Land Trusts landowner resources and landowner stories.
- Visit American Farmland Trust’s Farmland Information Center.
- Talk with a “local sponsor” or land trust in your area. The Office of Farmland Preservation provides a list of local sponsors for the Clean Ohio Agricultural Easement Purchase Program on its website.
- Talk with your attorney, financial planner, and accountant about the implications of entering into an agricultural easement.
Income Tax Schools 2023
OSU Extension Announces Two-Day Tax Schools for Tax Practitioners &
Agricultural & Natural Resources Income Tax Issues Webinar
Barry Ward & Jeff Lewis, OSU Income Tax Schools
Tax provisions related to new legislation as well as issues related to trusts and estates, retirement, sales of business property, and income for both individuals and businesses are among the topics to be discussed during the upcoming Tax School workshop series offered throughout Ohio in October, November, and December.
The annual series is designed to help tax preparers learn about federal tax law changes and updates for this year as well as learn more about issues they may encounter when filing individual and small business 2023 tax returns.
The tax schools are intermediate-level courses that focus on interpreting tax regulations and changes in tax law to help tax preparers, accountants, financial planners and attorneys advise their clients. The schools offer continuing education credit for certified public accountants, enrolled agents, attorneys, annual filing season preparers and certified financial planners.
Our instructors are what make the difference in our program. Most have been teaching OSU tax schools for over 20 years and make themselves available long after the class to make sure attendees get through the tax filing season.
Attendees also receive a class workbook that alone is an extremely valuable reference as it offers over 600 pages of material including helpful tables and examples that will be valuable to practitioners. Summaries of the chapters in this year’s workbook can be viewed by visiting:
2023 National Income Tax Workbook Topics
A sample chapter from a past workbook can be found at:
https://taxworkbook.com/about-the-tax-workbook/
This year, OSU Income Tax Schools will offer both in-person schools and an online virtual school presented over the course of four afternoons.
In-person schools:
October 26-27, Ole Zim’s Wagon Shed, Gibsonburg/Fremont
October 30-31, Presidential Banquet Center, Kettering/Dayton
November 2-3, Old Barn Restaurant & Grill, Lima
November 7-8, Muskingum County Conference and Welcome Center, Zanesville
November 16-17, Hartville Kitchen, Hartville
November 20-21, Ashland University, John C. Meyers Convocation Center, Ashland
November 28-29, Nationwide & Ohio Farm Bureau 4-H Center, Columbus
Virtual On-Line School presented via Zoom:
December 1, 4, 6, & 8, 12:30 – 4:45 p.m.
Register two weeks prior to the school date and receive the two-day tax school early-bird registration fee of $425. This includes all materials, lunches, and refreshments. The deadline to enroll is 10 business days prior to the date of each school. After the school deadline, the fee increases to $475.
Additionally, the 2023 Checkpoint Federal Tax Handbook is available to purchase by participants for a discounted fee of $70 each. Registration information and the online registration portal can be found online at: https://go.osu.edu/tax2023
In addition to the tax schools, the program offers a separate, two-hour ethics webinar that will broadcast Monday, December 11th at 1 p.m. The webinar is $25 for school attendees and $50 for non-attendees and is approved by the IRS and the Ohio Accountancy Board for continuing education credit.
A webinar on Ag Tax Issues will be held Wednesday, December 13th from 8:45 a.m. to 3:20 p.m. If you are a tax practitioner that represents farmers or rural landowners or are a farmer or farmland owner that prepares your own taxes, this five-hour webinar is for you. It will focus on key topics and new legislation related specifically to those income tax returns.
Registration, which includes the Ag Tax Issues workbook, is $180 if registered at least two weeks prior to the webinar. After November 29, registration is $230. Register by visiting: https://go.osu.edu/tax2023.
NEW! Introduction to Tax Preparation Course.
New this year, we are offering an introduction to tax preparation course. Our instructors are highly qualified tax professionals presenting a real-world approach to tax preparation. This course is designed for professionals with 0-5 years of experience and seeks to help build a foundation for which all tax professionals can continue to build off of. To read more about our introductory course and the topics covered visit, https://farmoffice.osu.edu/tax/new-introduction-tax-preparation-course.
The introductory course will be held on November 13th and 14th at the Der Dutchman in Bellville, Ohio. The course has been approved for continuing education credits by the IRS, the Ohio Accountancy Board, and the Ohio Supreme Court. Registration is $425 prior to October 30th. Registration fees increase to $475 beginning November 1st. Registration includes a 300+ page workbook created by our instructors to help you throughout the beginning of your career!
Contact Barry Ward at 614-688-3959, ward.8@osu.edu or Jeff Lewis at 614-247-1720, lewis.1459@osu.edu for more information.
Questions from farmers and farmland owners about agricultural easements are on the rise at the Farm Office. Why is that? From what we’re hearing, the questions are driven by concerns about the loss of farmland to development as well as desires to keep farmland in the family for future generations. An agricultural easement is a unique tool that can help a farmland owner and farming operation meet goals to protect farmland from development or transition that land to the next generation. Here are answers to some of the questions we’ve been hearing.
What is an agricultural easement? An agricultural easement is a voluntary legal agreement by a landowner to use land primarily for agricultural purposes and forfeit the right to develop the land for other purposes, either permanently or, less often, for a term of years. In an agricultural easement, a landowner grants an easement “holder” the legal right to enforce the easement against a landowner or other party who attempts to convert the land to a non-agricultural use. A written legal instrument details and documents this agreement between a landowner and the easement “holder.” The agricultural easement instrument must be recorded in the county land records, and the agricultural easement is binding on all future landowners for the duration of its term.
A state legislature must authorize the use of the agricultural easement instrument, and Ohio’s legislature did so in 1999. At that time, the legislature adopted a detailed legal definition of “agricultural easement” in Ohio Revised Code 5301.67(C):
"Agricultural easement" means an incorporeal right or interest in land that is held for the public purpose of retaining the use of land predominantly in agriculture; that imposes any limitations on the use or development of the land that are appropriate at the time of creation of the easement to achieve that purpose; that is in the form of articles of dedication, easement, covenant, restriction, or condition; and that includes appropriate provisions for the holder to enter the property subject to the easement at reasonable times to ensure compliance with its provisions.
The legislature also required in Ohio Revised Code 5301.68 that a landowner may only grant an agricultural easement on land that qualifies for Ohio’s Current Agricultural Use Valuation (CAUV) program under Ohio Revised Code 5713.31.
Is an agricultural easement the same as a conservation easement? No, not in Ohio, but they share the same legal concept of dedicating land to a particular use. Ohio also allows a landowner to grant a conservation easement, which is a promise to retain land predominantly in its natural, scenic, open, or wooded condition and forfeit the right to develop the land for other purposes. A conservation easement might allow agricultural land uses, and an agricultural easement might allow some conservation uses. The terms used in federal law and some other states vary from Ohio, and include “agricultural conservation easement” or “agricultural land easement.”
Who can be a “holder” of an agricultural easement? Ohio law answers this question in Ohio Revised Code 5301.68, which authorizes only these entities to enter into an agricultural easement with a landowner:
- The director of the Ohio Department of Agriculture;
- A municipal corporation, county, or township;
- A soil and water conservation district;
- A tax exempt charitable organization organized for the preservation of land areas for public outdoor recreation or education, or scenic enjoyment; the preservation of historically important land areas or structures; or the protection of natural environmental systems (generally referred to as a “land trust” or a “land conservancy.”)
What kinds of land uses would be inconsistent with keeping the land in agricultural use? That depends on the terms in the written deed for the agricultural easement. Activities that might violate the agreement to maintain the land as agricultural include subdivision of the property, commercial and industrial uses, major surface alterations, and oil and gas development. It’s typical to identify the homestead or “building envelope” area and allow new buildings, construction and similar activities within that area, but those activities might not be permitted on other parts of the land. Review the Ohio Department of Agriculture’s current Deed of Agricultural Easement through the link on this page: https://agri.ohio.gov/programs/farmland-preservation-office/landowners.
Can a landowner transfer land that is subject to an agricultural easement? Yes. An agricultural easement does not restrict the right to sell or gift land, but it does carry over to the new landowner. That landowner must abide by the terms of the agricultural easement.
Are there financial incentives for entering into an agricultural easement? Yes. There are several financial incentives:
- The Ohio Department of Agriculture’s Office of Farmland Preservation oversees the Local Agricultural Easement Purchase Program, which provides Clean Ohio grant funds to certified local sponsors to purchase permanent agricultural easements in their communities. It’s a competitive process that requires a landowner to work with an approved local sponsor to apply for the program and to donate at least 25% of the agricultural easement’s value if selected. A landowner can receive up to 75% of the appraised value of the farm’s “development rights,” with a payment cap of $2,000 per acre and $500,000 per farm per application period.
- Federal funds are also available through the Natural Resource Conservation Service’s Agricultural Conservation Easement Program. This program is also competitive and requires a landowner to work with an approved partner to determine eligibility and apply for easement funding. NRCS may contribute up to 50 percent of the fair market value of the agricultural land easement.
- There are also federal income tax incentives for donating a portion or all of an agricultural easement’s value to a qualified charitable organization. Internal Revenue Code section 170(h) allows a landowner to deduct the value of the easement up to 50 percent of their adjusted gross income (AGI) in the year of the gift, with a 15-year carryover of excess value. That AGI percentage increases to 100% for a “qualified farmer” who earns more than 50% of their gross income from farming.
- There can also be federal estate tax benefits for land subject to a permanent agricultural or conservation easement. The land is valued at its restricted value, which lowers the estate value. Additionally, Section 2055(f) of the Internal Revenue Code allows donations of qualifying easements to a public charity to be deducted from the taxable value of an estate. Up to 40% of the value of land restricted by an agricultural or conservation easement can be excluded from the value of an estate if the easement meets Internal Revenue Code section 2031(C) provisions, limited to $500,000.
How can a family use an agricultural easement to enable farm transition goals? Here’s an example. John and Sue are fourth generation owners of 250 acres of farmland they plan to leave to their child Lee, and they want the land to remain as farmland into the future. Lee is committed to farming and wants to farm, and John and Sue would like Lee to have more land to improve the viability of the farming operation. They find a local sponsor and apply to Ohio’s Local Agricultural Easement Purchase Program, offering to donate 25% of the agricultural easement value to the program. They are selected for the funding and receive a payment of $2,000 per acre for the agricultural easement. They use the $500,000 in easement proceeds to purchase additional farmland for Lee. John and Sue receive a federal income tax credit for the portion of the easement value they donated to qualify for the program, and carryover the amount until it is fully used, up to 15 years.
What are the drawbacks of agricultural easements? There are challenges and drawbacks of agricultural easements, and we’ll discuss those in our next blog post.
Agricultural easements require legal and tax advice and careful planning. Our short Q&A doesn’t address all of the nuances of agricultural easements. It’s a big decision, and one that should align with current goals and estate and transition plans. To determine if an agricultural easement works for your situation, seek the advice and planning assistance of knowledgeable legal and tax professionals.
Ohio has over 76,000 farms and 13 million acres of farmland. In such a large and diverse industry, conflicts commonly arise that can lead to disputes, litigation, and appeals. Ultimately, these conflicts can cause harmful effects that threaten the viability of Ohio agriculture. To address these issues, a new program has been developed - Ohio Farm Resolution Services at The Ohio State University (OFRS). The goal of OFRS is to cultivate solutions to the conflicts that impact Ohio's farms and farm families.
OFRS will provide a three-pronged approach to assist farms and farm families in resolving problems and conflicts:
- Education resources. The first approach will be to provide educational resources that may lead to a resolution. Educational resources may be in the form of bulletins, publications, articles or individual discussions. For example, OFRS may provide a law bulletin on farm leasing to a tenant and landowner involved in a lease dispute. Some disputes can be resolved through education alone.
- Consultation and informal resolution services. OSU Extension attorneys and farm management specialists will be available to meet with parties to assist with resolving their issues. These services will be more informal and may include sitting at the kitchen table with a family struggling with transition planning or perhaps meeting in a pasture to discuss shared fence line concerns between neighboring farmers.
- Formal mediation. Sometimes conflicts escalate to hard feelings and entrenched positions. When this happens, formal mediation may be appropriate. This process will involve the intervention of a trained mediator to assist the parties in negotiating jointly acceptable resolution of issues in conflict. The mediator meets with the parties at a neutral location, often shuttling between separate rooms, where the parties can discuss the dispute and explore a variety of solutions. Formal mediation is often the last step before litigation.
Most consultation and mediation services will be conducted by OFRS’ primary consultants/mediators: Peggy Hall, David Marrison, Jeff Lewis and Robert Moore. OFRS will also develop a pool of outside mediators who can assist with matters that require special or unique technical knowledge. OFRS is committed to providing individuals who have both the knowledge and skill to help understand and resolve issues.
OFRS will be able to assist on a wide variety of matters. The following are issues for which OFRS can provide assistance:
- Family communication
- Farm transition planning
- Business entities
- Business practices
- Land use
- Property issues/neighbor issues
- Zoning
- Farm leases
- Energy leases
- Farm labor issues
- Farmland drainage
- Crops/agronomy/soils disputes
- USDA administrative appeals
- ODA administrative appeals
- Farm lender/creditor negotiations
OFRS is available to provide educational and consultation services now. Mediation services will be available beginning in January 2024. For more information or to refer someone to OFRS, contact Robert Moore at moore.301@osu.edu or 614-247-8260. Information is also available at farmoffice.osu.edu/ofrs.
In the previous post “Artificial Intelligence – What Is it and How to Use It” (May 31, 2023), I briefly discussed AI, how it works and some of its potential uses. There is no doubt that AI will have profound effects on each of us and our society in general. In this post, I am going to examine how AI works for a specific task related to agricultural law and measure its performance.
Surveys by Ohio State University indicate around 50% of farmland in Ohio is leased. Therefore, farm leases are an important legal document for many Ohio farmers. While some farm leases are still only verbal, many tenants and landowners recognize the benefits of a written lease and have at least a basic written lease in place. Some leases are written by the tenant or landlord while other leases are written by attorneys. The issue addressed in this article is: is AI ready to draft your farm lease?
The Process
To address the above question, ChatGPT and Google Bard, two of the more prominent AI interfaces, were each tasked with the following: “draft a cash farm lease”. This command was broad and vague but would likely reflect what a tenant or landowner might request. This exercise was performed on May 30, 2023 and each AI tool provided a cash farm lease. The exercise was again performed on October 4, 2023 to assess if AI’s capabilities changed over time.
To measure the effectiveness of AI, the drafted leases were compared to the recommended lease terms provided in OSU Extension’s bulletin “What’s In your Farm Lease? A Checklist of Farm Lease Provisions”. This bulletin was written by Peggy Hall and provides 26 key terms that should be included in most farm leases. Each draft lease was scored based on the number of terms that were included.
The Results
The following is the score for each draft, with the score reflecting the number of recommended terms from the lease bulletin that were included in the lease drafts:
ChatGPT, May 2023 8
Google Bard, May 2023 10
Chat GPT, October 2023 9
Google Bard, October 2023 7
As the scores show, neither ChatGPT nor Google Bard included even one-half of the recommended terms and the best was 10 out of 26 or 38%. Two important items of note. First, no drafts included terms to prevent the tenant from assigning the lease to someone else – an extremely important provision to include in farm leases. Second, no drafts addressed landowner or tenant signatures needing notarized.1
I would describe these drafts as “bare minimum” leases. They are probably better than having no lease at all, but they could be much better and do not include several key terms. Also, there was no significant improvement of performance over time. In fact, the Google Bard score was lower in the later draft. Asking ChatGPT or Google Bard to “draft a farm cash lease” is not going to provide a satisfactory lease.
Providing Input to AI to Improve Output
As I discussed in my prior AI post, one of the benefits of AI is the ability to chat with it. That is, you can provide feedback to the AI to assist it in providing a better outcome. So, that’s what I did. After reviewing the first two rounds of lease drafts, I asked ChatGPT and Google Bard to draft a third cash farm lease and to specifically include the 26 recommended terms from the lease bulletin. The resulting leases were better and scored as follows:
ChatGPT 16
Google Bard 20
As you can see, the scores increased significantly. So, the feedback provided to AI was integrated into the resulting drafts and made the leases better. This is one of the major advancements of AI. It allows someone like me that has little computer proficiency to provide untrained input that causes a significantly better result.
While the scores did increase, there were still some major issues with the drafts. I was probably generous in the scoring and gave credit if an issue was addressed, even if somewhat incomplete. For example, in its first two drafts, ChatGPT did not include a term addressing who receives FSA payments, the tenant or landowner. ChatGPT did address this issue after being prompted but stated that the landowner would receive all FSA payments. According to FSA rules, the tenant must receive at least some of the program payments and it is customary for the tenant to receive all FSA payments. So, while ChatGPT included a term about FSA payments, the included term was not completely accurate or correct.
Google Bard also had similar issues. In its first two drafts, it did not address what happens in the event of eminent domain takes a portion of the leased property. A typical lease term would say that the tenant is compensated for any crop damage caused by eminent domain and the landowner would keep the acquisition proceeds. Google Bard included a provision about eminent domain but stated the tenant would receive all eminent domain proceeds. Allowing the tenant to keep eminent domain proceeds would be very unusual and not something a landowner should agree to.
I would assess these leases as “better but still not good”. These drafts did include more of the recommended terms but included many of them in an insufficient or incomplete manner. The third round of leases did show that AI can learn and improve with feedback but also that it has a long way to go. The craft and nuance of drafting legal documents still seems to belong to the domain of people.
Conclusion
There are some well-known people, such as Elon Musk, who claim that we should have serious concerns about AI eventually taking over the world. Their concerns may be valid, but as of now I don’t believe AI is going to take over farm lease drafting anytime soon. An experienced attorney can do a much better job of drafting a farm lease than today’s AI. For a tenant or landowner who are unwilling to hire an attorney or may not have the resources to pay an attorney, a farm lease drafted by AI may be better than nothing but that’s about it. The best source of legal services remains to be attorneys and likely will be for the foreseeable future. AI is not ready to replace your attorney – yet.
1Leases for more than three years must be notarized.
Two separate, but very similar, pieces of legislation are working their way through the Ohio Legislature and could end up affecting your farmland’s current agricultural use value (“CAUV”). House Bill 187 (“HB 187”) and Senate Bill 153 (“SB 153”) both seek to adjust how property values are assessed in Ohio and some of those proposed changes specifically affect CAUV.
Both proposed bills aim to make temporary adjustments to CAUV for farmland. These changes will impact farmland that undergo reappraisal or triennial updates in 2023, 2024, or 2025. The adjustment does not alter the CAUV formula itself but rather calculates a farm's CAUV at its next reappraisal or update as the average between the CAUV for that year and the CAUV it would have if it were in a county that had reappraisals or updates in the two previous years.
The Ohio Legislature has provided the following example: “[C]onsider a farm located in a county that undergoes a reappraisal in 2023. If the formula were applied for that year, the farm’s CAUV would be $200 per acre. However, if the farm had been reappraised in 2022, its value would have been $190 per acre, and if it had been reappraised in 2021, its value would have been $180 per acre. Under the bill, the farm’s reappraisal value will be $190 per acre (the average of $180, $190, and $200).”
Again, these proposals for CAUV adjustments are only temporary, and the current valuation rules will be reinstated starting in 2026. For example, if the farm mentioned above undergoes a triennial update in 2026, its value will be determined without averaging, following the currently existing rules. Furthermore, if the 2023 CAUV tables, which prescribe the per-acre value of each soil type, have already been published before the proposed legislation takes effect, the Ohio Department of Taxation must update these tables within 15 days after the bill becomes effective to reflect the changes introduced by the Legislature.
As of the morning of October 5, 2023, HB 187 has gone through committee and is ready to be voted on by the House. The Ohio Senate had its third hearing on SB 153 on October 3, 2023, but has yet to report the bill to the floor for a vote. Some County Auditors have come out in “indirect opposition” to both bills, arguing that the proposed legislation would create a logistical nightmare for tax billing purposes. Lastly, there are some differences between the two pieces of legislation - unrelated to CAUV - that would have to be worked out between the House and Senate before we have a final bill that could take effect. We will continue to monitor the situation and keep you up to date on any changes.
By Wm. Bruce Clevenger, Frank Becker, Shelby Tedrow, Grant Davis, and Ken Ford
Ag lenders are keeping farm businesses moving forward. Agriculture is a capital intense industry. Land, buildings, livestock, and equipment are the largest assets on the balance sheet. Additionally, the cash flow needs of seed, chemicals, fertilizers, feed, and supplies are cumulative to the number of dollars needed to operate the business.
Ohio State University Extension has scheduled four seminars in Ohio for Agricultural Lenders. The dates are Tuesday, October 17th in Ottawa, Ohio; Wednesday, October 18th in Wooster, Ohio; Thursday, October 19th in both Washington Court House, OH, and Urbana, OH. Registration deadlines are October 10, 11 and 12, for Ottawa, Wooster, and Washington Court House/Urbana, respectively.
These seminars are excellent professional development opportunities for Lenders, Farm Service Agency personnel, county Extension Educators and others to learn about critical agricultural topics facing the industry across the state and nation such as farm policy, risk management, market outlook, and business analysis.
Featured topic and speaker at all locations in 2023…
Farm Bill 2023 Update: Direct from Washington D.C. by: John Newton, Ph.D., Chief Economist to Senator John Boozman, Ranking Member of the U.S. Senate Committee on Agriculture, Nutrition & Forestry. Newton: Ohio State University Graduate: Ph.D 2013, M.S. 2012, B.S. 2010.
2023 Topics and Speakers by Location
Ottawa, OH – October 17, 2023
- Economics of Farm Drainage: Calculating a Payback Period & Lease Terms When Installing Drainage Improvements. – Wm. Bruce Clevenger, OSU Extension Field Specialist, Farm Management
- Farm Bill 2023 Update: Direct from Washington D.C. – John Newton, Ph.D., Chief Economist to Senator John Boozman
- Farm Insurance Policy: “I think I’m covered if that happens” – Robert Moore, J.D., OSU Extension Attorney, OSU Ag & Natural Resources Law Program
- USDA – Farm Service Agency Loan Program Update – Kurt Leber, Northwest Ohio FSA, District Director – Farm Loan and Farm Program
- Commodity Grain Markets: Trends and Prospects – Seungki Lee, Ph.D., Ohio State University, Dept of Ag, Environ, & Development Economics.
- Farm Business Analysis and Benchmarking Program – Clint Schroeder, OSU Extension, Program Manager
- Economic View from the Farmgate: Land, Inputs, Margins & Tax Policy – Barry Ward, OSU Extension, Leader, Production Business Management
Wooster, OH – October 18, 2023
- Tools for Farmland Preservation – Tate Emerson, Killbuck Watershed Land Trust
- Financing Food and Agriculture – Shoshana Inwood, OSU Community, Food, and Economics Development & Jessica Eikleberry, Farmland Preservation Specialist – Wayne County Planning Office
- Farm Bill 2023 Update: Direct from Washington D.C. – John Newton, Ph.D., Chief Economist to Senator John Boozman
- Dairy Market Outlook and Industry Updates – Jason Hartschuh, OSU Extension Field Specialist, Dairy
- Economic View from the Farmgate: Land, Inputs, Margins & Tax Policy – Barry Ward, OSU Extension, Leader, Production Business Management
- Farm Insurance Policy: “I think I’m covered if that happens” – Robert Moore, J.D., OSU Extension Attorney, OSU Ag & Natural Resources Law Program
Urbana, OH – October 19, 2023
- Economic View from the Farmgate: Land, Inputs, Margins & Tax Policy – Barry Ward, OSU Extension, Leader, Production Business Management
- Farm Bill 2023 Update: Direct from Washington D.C. – John Newton, Ph.D., Chief Economist to Senator John Boozman
- FarmOn and On Farm Records – Bruce Clevenger, OSU Extension, Field Specialist – Farm Management
- Livestock Outlook and Update – Garth Ruff, OSU Extension, Field Specialist – Beef Cattle
- Commodity Grain Markets: Trends and Prospects – Seungki Lee, Ph.D., Ohio State University, Dept of Ag, Environ, & Development Economics
Washington Court House, OH – October 19, 2023
- Livestock Outlook and Update – Garth Ruff, OSU Extension, Field Specialist – Beef Cattle
- Farm Bill 2023 Update: Direct from Washington D.C. – John Newton, Ph.D., Chief Economist to Senator John Boozman
- Commodity Grain Markets: Trends and Prospects – Seungki Lee, Ph.D., Ohio State University, Dept of Ag, Environ, & Development Economics.
- Economic View from the Farmgate: Land, Inputs, Margins & Tax Policy – Barry Ward, OSU Extension, Leader, Production Business Management
- FarmOn and On Farm Records – Bruce Clevenger, OSU Extension, Field Specialist – Farm Management
The registration cost to attend one of the Ag Lender Seminars is $75.00 per guest. Payments can be made by credit card online or mail a check. Registration is open online at: https://u.osu.edu/aglenderseminars/
Registration questions can be directed to Wm. Bruce Clevenger, OSU Extension Field Specialist, Farm Management, at 419-770-6137 or clevenger.10@osu.edu
OSU Extension conducts the seminars from input from Ag Lenders, County Extension Educators and Extension Specialists. The seminars are designed to provide information that Ag Lenders will use directly with their customers, indirectly within the lending industry, and as professional development for current issues and trends in production agriculture. OSU Extension has been offering Ag Lenders Seminars for over 40 years.
Tags: Ag Lender Seminar, Insurance, Farm Records, tax, Beginning Farmer Tax Credit, farm bill
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