{"id":426,"date":"2015-04-14T08:47:01","date_gmt":"2015-04-14T12:47:01","guid":{"rendered":"https:\/\/www.bowditch.com\/bowditchrealestateblog\/?p=426"},"modified":"2020-07-31T13:26:52","modified_gmt":"2020-07-31T13:26:52","slug":"homestead-exemption-court-adopts-predominance-test-for-home-office-use","status":"publish","type":"post","link":"https:\/\/www.bowditch.com\/bowditchrealestateblog\/2015\/04\/14\/homestead-exemption-court-adopts-predominance-test-for-home-office-use\/","title":{"rendered":"Homestead Exemption: Court Adopts Predominance Test for Home Office Use"},"content":{"rendered":"

Joshua Lee Smith<\/a> – The Massachusetts homestead statute (M.G.L. c. 188) permits an owner to declare a homestead on his or her principal residence to protect it against claims of certain unsecured creditors of up to $500,000, or if an owner is disabled or 62 years of age or older, up to $1,000,000.\u00a0 Without declaring a homestead, homeowners are entitled to an “automatic homestead exemption” of $125,000.\u00a0 The U.S. Bankruptcy Court for the District of Massachusetts recently held in In re: Walter D. Catton, Jr.<\/a>\u00a0that a property that is predominantly used for commercial rather than residential purposes will disqualify such property for exemption under the homestead statute.<\/p>\n

The debtor in the case owned a two-story structure in which he lived on the second floor and used the first floor as an office for his insurance agency. \u00a0The opposing party, a bankruptcy trustee, argued that, due to its commercial use, the debtor\u2019s property should not qualify as a single family dwelling entitled to homestead protection.\u00a0 The trustee\u00a0 pointed to the city\u2019s assessor website which described the property as an “office” having a style of “Stores\/Apt Com” and noted that the city taxed part of the property at the residential rate and part at the commercial rate. \u00a0The trustee also pointed out that the debtor\u2019s appraisal described the property as a “two unit mixed use property.”\u00a0 The Court was unpersuaded by these arguments, stating that the test for homestead eligibility is not whether the single family dwelling includes any<\/em> commercial use but whether the commercial use predominates<\/em>.<\/p>\n

In holding that the debtor\u2019s use of the property for his insurance agency was not the predominant use, the Court indicated that the zoning district in which the property was located permitted a home occupation with commercial use only if the commercial use was “clearly incidental and secondary to the use of the premises for residential purposes.”\u00a0 The Court also found persuasive the fact that over 60% of the floor area represented residential living area.<\/p>\n

The good news for homeowners (and bad news for creditors) is that this case further demonstrates how the courts in Massachusetts continue to follow what the Court here described as the \u201cgolden rule\u201d that exemptions are to be liberally construed in favor of debtors. \u00a0Homeowners should consider taking the simple step of filing a declaration of homestead as a means to maximize the protection of one\u2019s principal residence.\u00a0 Creditors should be mindful of the homestead protections afforded to debtors in the collection of judgments and the few but important exceptions where debtor-friendly homestead laws do not apply.<\/p>\n","protected":false},"excerpt":{"rendered":"

Joshua Lee Smith – The Massachusetts homestead statute (M.G.L. c. 188) permits an owner to declare a homestead on his or her principal residence to protect it against claims of certain unsecured creditors of up to $500,000, or if an owner is disabled or 62 years of age or older,…<\/p>\n","protected":false},"author":8,"featured_media":430,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_jetpack_feature_clip_id":0,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_publicize_message":"","jetpack_publicize_feature_enabled":true,"jetpack_social_post_already_shared":true,"jetpack_social_options":{"image_generator_settings":{"template":"highway","default_image_id":0,"font":"","enabled":false},"version":2},"jetpack_post_was_ever_published":false,"_links_to":"","_links_to_target":""},"categories":[1],"tags":[],"class_list":["post-426","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-uncategorized"],"acf":[],"yoast_head":"\nHomestead Exemption: Court Adopts 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