c******z
发帖数: 1230 | 1 为了报税方便，CPA建议把rental property放在LLC名下，并且建议每个LLC名下的
property的价值总和不超过50W，最好的做法是一个房子对应一个LLC。理由是不让一个
房子的liability影响到其他的房子。
我能理解把房子放在LLC下的考虑，但这种分散的策略，请问大家怎么看？ | u*l
发帖数: 1943 | 2 风险是分散了，可是每个LLC都要交钱啊，加州一年1K. | j***1
发帖数: 158 | 3 your CPA's recommendation offer a perfect solution in perfect world, but in
real life it is not really a feasible option.
1. in term of tax, single member LLC is a disregarded entity, it will not
show up in your 1040 nor will save you any tax dollar. to use an LLC as
some sort of tax shelter, you need to form a multi-member LLc.
2. in term of liability, single property LLC does offer best liability
protection but please bear in mind, single member LLC can be easily piercing
thru in court, and as to liability that is what insurance is for, small
landlord should carry 2mil in liability insurance + 1 mil in personal
umbrella.
3. in term of insurance, you may require to put LLC as primary insured and
yourself as additional insured, and you may have forced to pay high
commercial rate.
4. in term of LLC registration, all states require some form of government
registration, cost can be low as $25 a year to $800 a year.
I usually form an LLC for each 2mil NET WORTH of assets, just under max
liability insurance coverage, but one LLC for one property is not really a
good feasible option.
【在 c******z 的大作中提到】
: 为了报税方便，CPA建议把rental property放在LLC名下，并且建议每个LLC名下的
: property的价值总和不超过50W，最好的做法是一个房子对应一个LLC。理由是不让一个
: 房子的liability影响到其他的房子。
: 我能理解把房子放在LLC下的考虑，但这种分散的策略，请问大家怎么看？
| c******z
发帖数: 1230 | 4 谢谢大家的回复。补充一下，不是single member LLC，是partnership。有超过一个
partner，为了报税方便才弄的LLC。
我也是倾向把每个LLC下资产积累到1-2M，否则那么多LLC银行、记账、报税都太麻烦了
。 | d***g
发帖数: 1096 | 5 for #2 you mentioned, could you explain a little more on the coverage of
liability insurance and personal umbrella?
If my rental properties are under my name, will the 1 mil personal umbrella
cover the liability needs? what benefits will the 2mil in liability
insurance bring to me?
Thanks a lot!
piercing
【在 j***1 的大作中提到】
: your CPA's recommendation offer a perfect solution in perfect world, but in
: real life it is not really a feasible option.
: 1. in term of tax, single member LLC is a disregarded entity, it will not
: show up in your 1040 nor will save you any tax dollar. to use an LLC as
: some sort of tax shelter, you need to form a multi-member LLc.
: 2. in term of liability, single property LLC does offer best liability
: protection but please bear in mind, single member LLC can be easily piercing
: thru in court, and as to liability that is what insurance is for, small
: landlord should carry 2mil in liability insurance + 1 mil in personal
: umbrella.
| j***1
发帖数: 158 | 6 depends on where you at, most state only require 300k or 500k in liability
coverage, but to better protect yourself, you should raise your landlord
policy to minimum of 1mil coverage, cost is very minimum.
in additional, a personal umbrella will kick in in to cover you if in any
event your landlord policy exhausted all its liability coverage.
personal umbrella only covers up to 4 properties, anything above that you
should seek a commercial umbrella policy.
if in a MFU situation, 2mil liability coverage is a must, 1 mil per
occurrence and 2 mil aggregate.
umbrella
【在 d***g 的大作中提到】
: for #2 you mentioned, could you explain a little more on the coverage of
: liability insurance and personal umbrella?
: If my rental properties are under my name, will the 1 mil personal umbrella
: cover the liability needs? what benefits will the 2mil in liability
: insurance bring to me?
: Thanks a lot!
:
: piercing
| d***g
发帖数: 1096 | 7 my state requires only 300K in liability coverage. I was thinking to add 1
mil personal umbrella. looks like need to raise each landlord policy to 1
mil first.
thank you.
【在 j***1 的大作中提到】
: depends on where you at, most state only require 300k or 500k in liability
: coverage, but to better protect yourself, you should raise your landlord
: policy to minimum of 1mil coverage, cost is very minimum.
: in additional, a personal umbrella will kick in in to cover you if in any
: event your landlord policy exhausted all its liability coverage.
: personal umbrella only covers up to 4 properties, anything above that you
: should seek a commercial umbrella policy.
: if in a MFU situation, 2mil liability coverage is a must, 1 mil per
: occurrence and 2 mil aggregate.
:
| w********x
发帖数: 1732 | 8 Thanks for the suggestion!!
in
piercing
【在 j***1 的大作中提到】
: your CPA's recommendation offer a perfect solution in perfect world, but in
: real life it is not really a feasible option.
: 1. in term of tax, single member LLC is a disregarded entity, it will not
: show up in your 1040 nor will save you any tax dollar. to use an LLC as
: some sort of tax shelter, you need to form a multi-member LLc.
: 2. in term of liability, single property LLC does offer best liability
: protection but please bear in mind, single member LLC can be easily piercing
: thru in court, and as to liability that is what insurance is for, small
: landlord should carry 2mil in liability insurance + 1 mil in personal
: umbrella.
| f****d
发帖数: 3217 | 9 为啥需要1个米的liability？怕房客把房子烧了然后逃跑，这个liability主要covers
啥？ | j***1
发帖数: 158 | 10 your landlord policy consisted of 2 parts, replacement value of your
structure, and liability in any event your tenant(s) got hurt while live in
your property.
so to answer your question, in any event that your house burns down,
rebuilding is the easy part; but if your tenant die in the fire, and sue you
for negligent, without liability insurance, you and your family's hard
earned wealth will be at risk.
covers
【在 f****d 的大作中提到】
: 为啥需要1个米的liability？怕房客把房子烧了然后逃跑，这个liability主要covers
: 啥？
| w********x
发帖数: 1732 | 11 could you recommend company who provide this landlord insurance, please？
Thanks!
in
you
【在 j***1 的大作中提到】
: your landlord policy consisted of 2 parts, replacement value of your
: structure, and liability in any event your tenant(s) got hurt while live in
: your property.
: so to answer your question, in any event that your house burns down,
: rebuilding is the easy part; but if your tenant die in the fire, and sue you
: for negligent, without liability insurance, you and your family's hard
: earned wealth will be at risk.
:
: covers
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