Florida Business Lawyer: Guide to Owning and Leasing Property Under a Florida LLC

Owning and Leasing guide
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Introduction

Utilizing a separate Limited Liability Company (LLC) for holding company property in Florida offers strategic advantages, especially for liability protection and tax optimization. This guide delves into these benefits, emphasizing commercial leasing aspects within this structure.

Liability Protection and Single-Member LLC Concerns

  1. Asset Separation for Liability Protection:
    • An LLC offers a legal shield between company assets and operational liabilities.
    • If the business incurs debts or legal issues, the LLC's assets are typically protected.
  1. Personal Liability Safeguards:
    • LLCs generally safeguard personal assets against business-related legal challenges.
  1. Vulnerability of Single-Member LLCs Post-Olmstead:
    • The landmark case Olmstead v. FTC illuminated the risks for single-member LLCs in Florida, where creditors could potentially claim the entire interest of the LLC.
    • To mitigate this risk, forming a multi-member LLC, possibly including a trust or holding company, can offer enhanced protection, aligning with Florida Statutes, § 605.0503.

Florida Sales Tax Nuances

  1. Tax on Commercial Leases:
    • Leasing property from an LLC to a business entity is taxable under Florida Statutes, § 212.031.
    • Sales tax obligations are determined based on rental amounts, irrespective of fair market value.
  1. Registration and Compliance for Sales Tax:
    • Businesses must register with the Florida Department of Revenue and adhere to regular tax filings and payments.

In-Depth Look at Commercial Lease Agreements

  1. Key Components of a Commercial Lease:
    • Parties Identification: Clearly distinguish the roles of the LLC (landlord) and the business (tenant).
    • Detailed Property Description: Accurately describe the leased premises.
    • Lease Duration and Renewals: Specify lease term lengths and conditions for renewals.
    • Rental Terms: Outline rent amounts, payment schedules, and methodologies.
    • Usage Guidelines: Define permissible activities and uses of the property.
    • Maintenance Responsibilities: Assign duties for upkeep and repairs.
    • Legal Compliance: Ensure the lease adheres to all relevant laws and statutes.
    • Default Consequences: Detail actions and remedies in case of lease violations.
    • Termination Protocols: Establish clear conditions for lease termination.
  1. Incorporating Legal Citations:
    • Where applicable, the lease should reference applicable Florida statutes to ensure legal enforceability.

Steps to Establish an LLC in Florida for Property Management

  1. LLC Naming, Registration, and Agent Requirements: Adhering to Florida Statutes (Fla. Stat. § 605.0112 and § 605.0113).
  1. Filing Articles of Organization and Drafting an Operating Agreement: Fundamental documents for LLC formation (Fla. Stat. § 605.0201 and § 605.0105). The Operating Agreement is a particularly important element that is often overlooked or pulled as a “form” element in the creation of an LLC. The Operating Agreement is your governing document – while it is a fluid document that should grow and update as your company grows, it should be drafted custom to your vision to keep you on track and protect your company from both getting out of line legally and getting out of line from the practical side. An experienced business lawyer can help you craft one that will work with you and guide you as you grow your business.
  1. EIN Acquisition, Banking, and Property Transfer: Essential steps for tax management and financial organization. These steps are not necessarily difficult but are essential and therefore must be done in the correct order and must be done with careful attention to detail.
  1. Annual Reporting and Compliance: Mandated by Florida law (Fla. Stat. § 605.0212). Each year, you must file an annual report. This is not a huge hurdle, but is necessary to ensure the state knows (1) you are still in business and (2) that you have updated all of your information with the Division of Corporations.

Conclusion

Employing a separate LLC for company property in Florida, particularly in the context of commercial leasing, requires in-depth knowledge of legal and tax implications. Due to the complexities involved, especially in creating legally sound commercial lease agreements, professional consultation is highly recommended. If you are interested in learning more or seeing what options may be best for you and your business, the Florida Business Lawyers at MSD Business are happy to provide a free consultation.

About the Author:

A person in a suit and tie Description automatically generated Chase Carpenter is a partner in the Business Division of Law Offices of Moffa, Sutton, & Donnini, P.A.. His practice revolves around business transactions and business litigation. Mr. Carpenter handles a wide range of cases including contract drafting, partnership disputes, commercial leases, and construction litigation. These cases encompass diverse industries, including healthcare, technology, real estate investment, and government contracting.

About the Firm:

The Law Offices of Moffa, Sutton, & Donnini, P.A., also known as MSD Business, is a local business law firm in Tampa, FL, serving clients throughout Fort Lauderdale and statewide. Our firm has a long history of helping clients navigate all types of complex legal matters, including local and state tax issues. In our business law practice, we assist clients with everything from mergers and acquisitions to contract disputes, business litigation, general counsel, and more.

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