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How Real Estate Investors Can Structure Their Multiple Property Holdings As A Series LLC

FAS CPA & Consultants

A series LLC involves a ‘master LLC’ and one or more series of assets or interests, managers, and members. Every series functions as the equivalent to a legal entity unrelated to the master LLC and the other series.

 

For liability purposes, the owners can segregate their assets from their various business functions without creating multiple entities.

 

The Problem

Significant uncertainties about series LLCs exist, and the IRS has provided almost no guidance on the matter.

 

Some of the unanswered questions are:

⇒ Will states recognize series LLCs for liability purposes?

⇒ How will series LLCs be treated during bankruptcy

⇒ How will series LLC’s be treated in respect of federal and state taxes?

 

What We Know

⇒ In the past, the IRS promoted ‘separate entity’ treatment for series LLCs, and it reaffirmed this via a letter ruling for a proposed series LLC.

⇒ The IRS will provide more guidance on the matter.  As the uncertainties disappear,  series LLCs will become more popular than ever.

 

Series LLCs are allowed in eight states already, despite the general uncertainty about the real protection series LLCs offer against liabilities and how the federal government and the states will treat it for tax purposes.    Guidance about these issues is on the agenda of the IRS.

 

Despite the uncertainties, series LLCs hold great promise for business and tax planning.

 

Series LLCs

The master LLC contains all the series, but despite that, each series can have unrelated duties, powers, and rights to individual property and liabilities while pursuing unrelated business and investment goals.  The ownership structure is significantly flexible.

 

On Series LLC Membership

 

The series is allowed to have:

⇒ Joint members with identical ownership interests.

⇒ Joint members with diverse ownership interests.

⇒ Different members with unrelated interests.

 

Each series can function as a ‘freestanding legal entity,’ and depending on state law, it should be able to contract, own property, sue, or be sued in its name.

 

An Example

⇒ A car dealer who offers customer financing could separate the retail business from financing operations if they place both in unrelated series within a master LLC.  As a result, financing and retail operations can be unrelated in terms of assets, business purposes, ownership, and management.

⇒ A supplier of parts to the retail operation will not have the right to enforce a retail-related liability against the master LLC or the financing operator’s assets.

⇒ The advantages of its economies of scale might encourage real estate parcel placement in the series of an LLC instead of multiple LLCs under an LLC Holding Company.

 

Each series can function as a ‘freestanding legal entity,’ and depending on state law, it should be able to contract, own property, sue, or be sued in its name.

 

In eight states where there is series LLC legislation, the intention is for creditors to enforce the liabilities of an adequately established and maintained series only against its assets.  The assets of the master LLC and all other series remain protected against the reach of creditors.

 

There are specific advantages to using a series within a single LLC instead of forming any number of legal entities to separate assets and liabilities.  Typically, the cost of maintaining a series LLC is dramatically lower, and it requires less documentation than any number of separate entities do, even more so when the series have joint members with identical interests.    It is arguably easier to add a new series than it is to create a new entity.

 

Liabilities

It is uncertain whether series LLCs can contain liabilities within the series.  LLCs generally provide inside-out asset protection to prevent creditors (the inside)  from enforcing liabilities against the members (the outside).  Unlike corporations, LLCs also offer outside-in asset protection. Restrictions on LLC interest transferability prevent LLC members’ creditors from taking an economic interest in distributions from an LLC.  Despite a financial interest, creditors cannot force distributions from an LLC. The members (the outside) remain insulated from the assets of  LLC (the inside).  Arguably, a series LLC and its members should be protected by an external shield relative to that series, because the states authorized series LLCs by amending their existing LLC legislation. 

 

It remains uncertain whether a series LLC can construct an internal shield between series or between a series and its master LLC.  Despite the argument that LLC legislation restricts creditors’ reach to one series from recovering another’s assets, courts can refuse and reject the internal shields and allow creditors to recover their liabilities from any series, even the master LLC.

 

Series LLC Legislation States

⇒ Delaware

⇒ Iowa

⇒ Oklahoma

⇒ Texas

⇒ Illinois

⇒ Nevada

⇒ Tennessee

⇒ Utah

 

Likely, the courts in these states would respect internal shields for properly formed series that can account for its adequately capitalized assets.  The formation and management of a series structure will require reasonable diligence.  Those who own series LLCs must adhere to series LLC formalities in the same way they comply with corporations’ formalities to achieve protection from internal shields in the different states.

 

A series LLC created in one of the eight states above would most likely be exposed to the risk of claims from creditors in the remaining 42 states.  It is an open question whether a North Carolina court would respect internal shields established by Delaware legislation.

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The Internal Affairs Doctrine

⇒ This doctrine resolves conflicts of state law amongst corporations.

⇒ According to the doctrine, the laws of an entity’s state of organization governs the entity’s internal affairs.

⇒ This is understood to include the governing of relationships between shareholders and management and establishing a shareholder’s limited liability for corporate debts.

⇒ While the management and shareholders voluntarily agreed to form a relationship under the state of organization’s laws, the doctrine seems a lot more questionable for third-party claims against shareholders because of such claims’ frequently involuntary nature.

⇒ Despite the same, the application of the doctrine is firmly established in law.

 

Some states codified certain aspects of the internal affairs doctrine.  In terms of North Carolina’s statutes, Delaware’s laws (in example above) would govern the series LLC’s internal affairs and its managers and members’ liability. However, a disclaimer follows the law: The internal affairs doctrine is not allowed to bestow greater rights to the Delaware series than Nort Carolina law imposes on North Carolina LLCs.  This is a blow to the viability of internal shields’ protection against third-party claims.

 

North Carolina courts would most likely argue that internal shields grant privileges to the Delaware series LLC that is far beyond those authorized for North Carolina LLCs before they will accept that series merely provide the tools for managing internal affairs under Delaware law.  This issue remains unresolved and ads to the general uncertainty.

 

There are even more concerns about series LLCs, some originating from their uncertain tax classifications.  One of the questions is about the significance of a series structure in identifying relevant business entities under the classification regulations of Sec.7701.

 

These regulations allow a business entity excluding per se corporations, to elect its federal tax classification. A multi-member business enterprise can choose to be treated as a corporation or a partnership. A single-member business entity can choose treatment as either a corporation or a disregarded entity.

 

A series can have its own members, assets, liabilities, and purpose within a master LLC.  The question is whether the master LLC, the series or both, constitute a business entity or entities that can elect tax classifications.

 

Regulations define a business entity regarding classification.  Any entity recognized for federal tax purposes that is not a trust or a specially treated entity is a business entity.

 

The existence of a business entity is unconnected with the entity’s status under state law. The entity can even result from a contractual arrangement to carry on a trade, business, financial operation or a venture and divide the resulting profits.

 

The regulations make it clear that mere co-ownership of property does not warrant an entity separate from its owners, even for leased or rented property.

 

Several alternative conclusions are supportable about what entities exist for classification purposes relative to the diverse relationship within a series LLC structure.  Three seem especially noteworthy:

⇒ The tax system might consider a series structure as insignificant. This means that a master LLC’s tax classification can be determined irrespective of whether the series was established under state law.  Alternatively, the LLC can be treated as a single business entity.

⇒ Also, the tax system might decide that each series is wholly-owned by an umbrella master LLC.  When no election was made,  the series can be disregarded, which means that it would not be separated from the master LLC. Hence the LLC will be classified based on its member’s elections.  It would recognize multiple business entities, but the master LLC would be considered the sole owner of each series.

⇒ Of course, the system might consider the master LLC and all its series as separate business entities and recognize ownership as established by state law. Hence, it would permit independent determinations of respective tax classifications. So the tax classification would stem from the treatment of LLCs by state law.

Position of The IRS

Informally, the IRS ruled consistently with alternative three above.  Accordingly, each series determines its classification separately for federal tax purposes.

 

In Ruling 200803004, the IRS considered a business trust composed of three portfolios treated as separate regulated investment companies to reorganize as a series LLC. Each portfolio would form a series in a master LLC.  Each series would have its own assets, liabilities, and earnings, as well as its own objectives, policies, and separate unique owners.

 

The IRS concluded very quickly that each series constituted a business entity. They based it on the assertion that classification as a disregarded entity, partnership, or corporation depended on the owners and their election of that series.

 

The IRS view in the above ruling was based on previous court rulings that found that separate-entity treatment was appropriate in the context of series structures.  The IRS merely extended the prior treatment of series trusts to series LLCs.  Whether it is justified cannot be ascertained from the decision or the rulings.  It can be assumed that they found a significant enough separation in the situation concerning regulated investment companies to classify the various series as separate taxable entities.

 

While the above ruling embraces the idea that a series LLC can consist of various taxable entities, it is an open question whether this classification would be applied consistently. Shared ownership and business objectives might affect a series’s separateness, which forms the basis for separate treatment for tax purposes.

 

The same goes for a series used only to protect assets from creditors without participating in additional activities.  A series that merely holds property as a bankruptcy-remote vehicle might not qualify as a separate business entity to elect its tax classification.

 

Despite the ruling above, the IRS is still studying which factors affect the classification of series LLCs.  It cannot be assumed that a series LLC will always qualify as a separate taxable entity.

 

History teaches us that if the IRS issues classification guidance,  many states will pass series LLC legislation.  Uncertainty prevents state legislatures from doing so at the moment.  Over the past eleven years, only two states enacted multi-member LLC legislation before the IRS classified the same as partnerships in Rev.Rul.88-76;25.   After that, all the states classified the same as partnerships within eight years.

 

Before the check-in-the-box legislation classified them as disregarded entities in 1997,  few states authorized single-member variations of an LLC.  After they did,  every state followed and approved them. However, even if no more series legislation comes from the states, you still have to consider the impact of series LLCs on tax planning.

 

Some series will no doubt be classified as separate taxable entities. This will provide taxpayers with new opportunities and challenges if they operate their businesses in LLCs.  After the check-the-box regulations, many people had become comfortable with single-member LLCs functioning as tax-nothings ¾ legal entities disregarded for tax purposes. Series LLCs offer potential as ‘tax-something’ ¾ with limited state recognition that is regarded as separate entities for tax purposes IF MULTIPLE MEMBERS OWN THEM.  These affect tax planning irrespective of potential future state laws.

 

These other taxable entities via series are easy to create and bring a new dynamic into tax planning for small businesses, especially, despite the increased compliance burden.  It provides another viable option for small enterprises and the less practical separate legal entity holding structure used by sophisticated taxpayers.

 

A series LLC should appeal to many enterprises for tax purposes, irrespective of internal shields’ end status.  It will help taxpayers who would have been willing to operate a business in a single LLC for the sake of its outside-in and inside-out protection, despite a lack of internal security.

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Some of the advantages:

⇒ LLCs can use a series that is treated as a separate taxable entity to:

⇒ Adopt specific methods of accounting if it cannot qualify for the desired way in its current configuration,

⇒ To avoid the administrative cost and hassle of requesting consent to change existing methods

⇒ If it believes the IRS will deny the request.

⇒ LLCs could transfer their business operations to a non-disregarded series, which can then select its method of choice.

⇒ Actual-method taxpayers would find it easier to transfer to an intended cash-method series than to secure consent for an accrual-to-cash method change.

⇒ Series LLCs can avoid hazards and minimize the impact of UNICAP rules. UNICAP rules require the capitalization of costs allocable to property produced or acquired for resale.

⇒ Since a series structure permits members to own different interests in series with one LLC, it might be possible to avoid common ownership and remain unrelated persons under this standard.  An LLC can isolate costs or activities in a series to prevent or minimize the overall need to capitalize costs.

⇒ If you isolate costs or activities in a particular series that are not under common control, it might increase your deduction available under Sec. 199.

⇒ A series in this situation can affect the items included in the costs of the goods sold allocable to gross receipts.  It provides for the application of the UNICAP rules. It would affect the determination of qualified production activities income.  As a taxpayer, the series would have gross receipts and costs to factor into Sec.199 calculation.

 

The deduction typically equals a percentage of the taxpayer’s income attributable to US production. A series can help to increase the gross receipts or decrease the costs reflected in income.    An LLC might consider its US manufacturing too insignificant to create domestic production gross receipts compared to activities to qualify production property. However, suppose the LLC placed only the manufacturing in a series. In that case, the manufacturing’s significance to the series can permit recognition of domestic production gross receipts from sales of manufactured property to unrelated series within the master LLC.

 

In contrast, businesses within a series could adversely affect allowable deductions.  Suppose you include separate taxable entities within a series LLC. In that case, a series could claim a deduction for an ordinary and necessary business expense only when it carries on the business to which the expenditure relates.

 

Example  

Suppose a series incurs investigatory costs for an identical venture to one already conducted by another series.  It might find that these costs cannot be deducted as expenses for carrying on an existing business but can only be recovered ‘in a manner consistent with a deemed start-up election.

 

Unless a master LLC conducts business, it will probably not be able to deduct any business expenses.  If the master LLC has no ownership interest in its series, it cannot claim incurred costs for conducting a holding company enterprise.  Careful attention must be paid to determining which entity benefits from costs when you decide and substantiate deductibility.  This adds more burdens to the already strict recordkeeping requirements state law requires for series LLC maintenance.

 

Readers should note that this article is only intended to convey general information on these issues and that FAS CPA & Consultants (FAS) in no way intended for the contents of this article to be construed as accounting, business, financial, investment, legal, tax, or other professional advice or services.  This article cannot serve as a substitute for such professional services or advice.  Any decision or action that may affect the reader’s business should not rely solely on the contents of this article, but should rather be consulted on with a qualified professional adviser. FAS shall not be responsible for any loss sustained by any person who relies on this presentation.  This article is subject to change at any time and for any reason.

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