{"id":1174,"date":"2021-01-08T06:00:06","date_gmt":"2021-01-08T11:00:06","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=1174"},"modified":"2024-04-25T23:20:04","modified_gmt":"2024-04-26T03:20:04","slug":"thinking-of-forming-an-llc-for-real-estate","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/thinking-of-forming-an-llc-for-real-estate\/","title":{"rendered":"Thinking of Forming an LLC for Real Estate?"},"content":{"rendered":"\n<p><strong><em>A Few Considerations for Property Investors<\/em><\/strong><em><\/em><\/p>\n\n\n\n<div class=\"wp-block-image\"><figure class=\"alignright is-resized\"><img loading=\"lazy\" decoding=\"async\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/01\/llc-for-real-estate.jpg\" alt=\"Image of a directional sign that says Limited Liability Company. Captioned: Thinking of Forming an LLC for Real Estate?\" class=\"wp-image-1175\" width=\"420\" height=\"280\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/01\/llc-for-real-estate.jpg 840w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/01\/llc-for-real-estate-300x200.jpg 300w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/01\/llc-for-real-estate-768x512.jpg 768w\" sizes=\"auto, (max-width: 420px) 100vw, 420px\" \/><\/figure><\/div>\n\n\n\n<p>A <em>limited liability company<\/em>, or LLC, is easily formed\nunder state law. Its owners are technically called <em>members<\/em>, and one\nperson can run an LLC as a sole member. If you plan to purchase investment properties,\nyou might be thinking of an LLC as a shield, protecting your personal assets\nand income from legal actions.<\/p>\n\n\n\n<p>Liability factors aside, the LLC has several attractive\nfeatures for investor-owners:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>Forming an LLC promotes professional best\npractices, such as keeping business accounts and credit distinct from personal\naccounts. The owner of an LLC can open a business bank account to pay bills and\nreceive income from and to the LLC. <\/li><li>The LLC is generally simpler than other business\nstructures for tax purposes. <\/li><li>Most states allow LLCs to convey property to\nbeneficiaries privately, without probate. (In this sense, an LLC and a trust\nhave a similar effect.) <\/li><li>An LLC protects owner privacy, by holding a\nbusiness out in the company\u2019s name. <\/li><\/ul>\n\n\n\n<p>By the use of a deed transfer, real estate can be purchased\nby or placed into an LLC.<\/p>\n\n\n\n<!--more-->\n\n\n\n<h2 class=\"wp-block-heading\">Holding Real Estate: Trust Versus LLC<\/h2>\n\n\n\n<p>You might hold real estate in your own name, in the name of a\ntrust, or under a business name. While a trust&nbsp;is a popular vehicle for\nholding and transferring a primary residence or a second home, an LLC is often\nused by the investor-owner who manages multi-unit properties for an income\nflow. &nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Creating a Trust<\/h3>\n\n\n\n<p>A trust is designed to conserve value for beneficiaries. With\na trust, you can pass a home on after death without the months-long probate\nprocess that would burden a residence titled in your individual name. Trusts\ncan also offer some liability protection, although what\u2019s offered depends on\nthe type used.&nbsp;<em>Irrevocable trusts,<\/em>&nbsp;including <em>domestic asset\nprotection trusts<\/em>, have more power than <em>revocable trusts<\/em> to protect\nhome equity from potential creditors<em>. <\/em><\/p>\n\n\n\n<p>Trusts are privately formed. Yet they exist under, and must\nfollow, the state\u2019s law on trusts. Most trusts have to pay a higher tax rate on\nincome that\u2019s kept in the trust than an LLC would pay. <\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Forming an LLC<\/h3>\n\n\n\n<p>LLCs involve an application and approval by the state to\nname and establish the business. The formation process is designed to be quick\nand straightforward, and requires a modest fee. Your application can be done\nonline, and the paperwork from the state will arrive by mail.<\/p>\n\n\n\n<p>While the LLC is specially created as a business model, the\nfounder can manage the company as sole member and can opt to be taxed with an\nindividual social security number, at individual tax rates. This is <em>pass-through<\/em>\ntaxation: you\u2019re running a business, but it\u2019s taxed like a partnership or sole\nproprietorship would be, so the owner does not pay at the higher, corporate tax\nlevels. At essence, an LLC is a hybrid of the corporate and partnership\nbusiness models. It blends certain corporate elements (protections against\nliability) with certain elements of the partnership model\n(tax&nbsp;advantages).&nbsp;<\/p>\n\n\n\n<p>Yet another advantage of the LLC is that state and federal estate\ntaxes do not apply. But if you form an LLC, your interest in it is part of your\ntaxable estate and subject to probate. You always have the option to dissolve\nthe LLC and take full ownership of any debt-free assets.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">The LLC for Airbnb and Vacation Rentals<\/h2>\n\n\n\n<p>With an app from Airbnb, VRBO, or another rental-by-owner\nplatform, homeowners can earn income from their houses. Some owners of vacation\nhomes hold them in LLCs, as rentals can create liability risks. <\/p>\n\n\n\n<p>The LLC is not a foolproof shield. Anyone who sets up and\ndraws income through an LLC can be personally liable for negligence in tort\ncases. And an LLC owner must follow the state law pertaining to this business\nform. Otherwise, courts will look through the LLC to reach the personal assets\nof its owner.<\/p>\n\n\n\n<p><strong>\u261b<\/strong><strong> Homeowners thinking of renting out their homes be familiar with local laws,\npolicies and attitudes.<\/strong><strong> Find out\nmore about <a href=\"https:\/\/www.deeds.com\/articles\/airbnb-why-its-hot-how-it-works\/\">Airbnb:\nwhere it\u2019s hot and where\u2019s it\u2019s not<\/a>.<\/strong><\/p>\n\n\n\n<p>Your decision to have an LLC to hold a home you use for\nrental income depends, in part, on what a mortgage lender requires in a given\nsituation. It may also depend on insurance costs, which can be far higher for\nhouses held by companies than homes in individual owners\u2019 names. <\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Liability Protections \u2014 To Some Extent<\/h2>\n\n\n\n<p>All states have LLC laws outlining the extent of protection\nthis structure affords its members if the business is sued. Also depending on\nstate law, it can be possible to set up an LLC so its members\u2019 personal creditors\ncannot wrest control over the LLC to recoup their funds. Speak with a lawyer in\nyour state for case-specific guidance.<\/p>\n\n\n\n<p>Because LLCs operating in multiple states work under\nmultiple legal frameworks, some investor-owners establish <em>series LLCs<\/em> for\nmultiple investment properties. This confines potential liability to each\nproperty, so the owner\u2019s business interests as a whole aren\u2019t impacted by legal\naction in one location. <\/p>\n\n\n\n<p>Overall, the liability protections you receive with an LLC\nare limited, due to the nature of a pass-through entity. Take some time to\nspeak with your home insurer about an umbrella insurance policy that could\noffer more specific protections for your assets as an investor-owner. <\/p>\n\n\n\n<p><strong><em>Pro tip:<\/em><\/strong> It\u2019s unwise to rely on the\nprotections of a limited liability company in a personal bankruptcy case.\nEspecially if the LLC is run by a sole member, these protections may not hold\nweight in a bankruptcy court. <\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Best Practices to Keep in Mind<\/h2>\n\n\n\n<p>Consider the following points if you\u2019re thinking of forming an\nLLC to hold your real estate:<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Get the Mortgage Lender on Board<\/h3>\n\n\n\n<p>Before moving property titled in your name into an LLC, be\nsure your mortgage due date won\u2019t be accelerated. Learn what steps to take so\nthe correct name is on the mortgage. As always, speak with your mortgage\nservicer before doing anything that changes your title. And be sure your lender\nknows what type of deed you will use to transfer property into your business.\nUsing a general or special warranty deed is best for maintaining a clear chain\nof title.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Keep Your Title Insurance in Place<\/h3>\n\n\n\n<p>On a related note, be sure your insurance policy has the\ncorrectly named beneficiary. If you are transferring your title from personal\nownership into an LLC, find out if the transfer could trigger coverage problems\nwith your owner\u2019s policy issuer. You might need an endorsement to continue\ncoverage for the LLC. <\/p>\n\n\n\n<p>Let\u2019s break this down a bit further. Investors might\npurchase a property in their personal capacity in order to qualify for a\nresidential loan, then move the property into an LLC. If you do this, are you\nstill the beneficiary? If you\u2019re the sole member of your LLC, or you and your\nspouse are the principals of the LLC, then coverage likely remains intact.\nCheck before creating your deed. <\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Create a Valid Deed<\/h3>\n\n\n\n<p>Your name, as the deed grantor, must match the way it\nappears on your existing deed, and the correct legal name of the LLC must be\nshown as grantee. Check with your county recorder of deeds on the signature and\nnotarization requirements, and to know what minimum consideration must be shown\non the deed to create a valid transfer. Record your deed with the county.<\/p>\n\n\n\n<p><strong><em>Pro tip: <\/em><\/strong>A deed placing property into a series\nLLC, in order to keep its particular protection apart from your other\nproperties, should name the specific series for the particular property \u2014 such\nas<em> Perfect Properties LLC Series B<\/em>.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Avoid Comingling <\/h3>\n\n\n\n<p>Apply online with the IRS for a tax ID number, so you can\nopen a business bank account in the name of the LLC. This will simplify your\ntax preparation, and keep business income and expenses in one account, distinct\nfrom your personal accounts. Draft or amend your lease documents to show rent\npayable to the LLC.<\/p>\n\n\n\n<p>If an LLC is sued, evidence that its members mixed personal\nand business money will not look good. The court is even more likely in such\ncases to deem the business its members\u2019 alter ego, ignore the LLC\u2019s liability\nshield, and allow recoveries against the members\u2019 personal property.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Paying Taxes as the Owner of an LLC<\/h2>\n\n\n\n<div class=\"wp-block-image\"><figure class=\"alignright is-resized\"><img loading=\"lazy\" decoding=\"async\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/01\/real-estate-llc-taxes.jpg\" alt=\"Image of a coffee cup and a pen sitting on tax forms. Captioned: Paying Taxes as the Owner of an LLC\" class=\"wp-image-1177\" width=\"335\" height=\"223\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/01\/real-estate-llc-taxes.jpg 669w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2021\/01\/real-estate-llc-taxes-300x200.jpg 300w\" sizes=\"auto, (max-width: 335px) 100vw, 335px\" \/><\/figure><\/div>\n\n\n\n<p>Typically, the IRS deems an LLC owned by a sole member a disregarded\nentity, so the owner files Form 1040, reporting income and expenditures on Schedule\nC. <\/p>\n\n\n\n<p>A multiple-member LLC, if not electing to be taxed as a\ncorporation, files a Form 1065 partnership tax return, with the members\u2019 profits\nand losses divided up using Schedule K-1. <\/p>\n\n\n\n<p>States apply various approaches when taxing LLCs and their\nmembers; your local tax accountant can provide guidance.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Summing It Up<\/h2>\n\n\n\n<p>While a trust&nbsp;is a top choice for holding and passing\nhomes, an LLC is more common for owners of rental properties. Keeping\ninvestment property in an LLC makes sense for several reasons beyond legal risk\nreduction. It conveys a professional image, and is quick and simple to form. <\/p>\n\n\n\n<p>A property owner should consult with local tax and real estate law experts to determine the best way to structure the business. It\u2019s also critical to keep loan and title insurance providers in the loop. An accountant can provide guidance for handling startup costs and later purchases for optimal tax treatment.<\/p>\n\n\n\n<p class=\"has-small-font-size\">Banner image by <a rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\" href=\"http:\/\/www.nyphotographic.com\/\" target=\"_blank\">Nick Youngson<\/a> (Alpha Stock Images,&nbsp;<a rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\" href=\"https:\/\/creativecommons.org\/licenses\/by-sa\/3.0\/\" target=\"_blank\">CC BY-SA 3.0<\/a>; sourced via <a rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\" href=\"https:\/\/www.picpedia.org\/highway-signs\/l\/limited-liability-company.html\" target=\"_blank\">Picpedia<\/a>); inline image by <a href=\"https:\/\/unsplash.com\/photos\/wgcUx0kR1ps\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">Kelly Sikkema<\/a>, via Unsplash. <\/p>\n","protected":false},"excerpt":{"rendered":"<p>A Few Considerations for Property Investors A limited liability company, or LLC, is easily formed under state law. Its owners are technically called members, and one person can run an LLC as a sole member. If you plan to purchase investment properties, you might be thinking of an LLC as a shield, protecting your personal [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[71],"tags":[],"class_list":["post-1174","post","type-post","status-publish","format-standard","hentry","category-general"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.4 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Thinking of Forming an LLC for Real Estate? - Deeds.com<\/title>\n<meta name=\"description\" content=\"A limited liability company, or LLC, is easily formed under state law. 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