How to Form a Pennsylvania Real Estate LLC

In Pennsylvania, the most common structure for real estate enterprises is an LLC. This is due to the ease with which a limited liability corporation (LLC) may be formed and operated.

If your real estate company is sued, an LLC is a distinct legal organization that may safeguard your personal assets (vehicle, home, money). LLCs also provide credibility and tax-saving possibilities.

It Is Simple to Form a Real Estate LLC in Pennsylvania

In Pennsylvania, you may form a real estate LLC by filing the Certificate of Organization with the PA Department of State. In Pennsylvania, forming a real estate LLC costs $125.

Step 1: Give Your Real Estate LLC a Name

The first step in organizing a real estate LLC is to choose a firm name. You must offer your company a distinct name that complies with Pennsylvania naming regulations.

When you submit your Certificate of Organization, you will formally register your name.

Choose a name that complies with Pennsylvania naming regulations:
The word “limited liability corporation” or one of its acronyms must be in your name (LLC or L.L.C.)
Your LLC’s name cannot include terms that imply it is associated with a government entity (FBI, Treasury, State Department, etc.)

Determine if the name is available in Pennsylvania. Make sure the company name you choose isn’t currently in use by doing an online LLC name search.

Examine if your company’s name is accessible as a web domain. You may choose to purchase the URL in order to prevent others from using it.

Step 2: Select an LLC Registered Office Location

When you submit your Certificate of Organization, you must provide a registered office address.

A registered office receives all legal paperwork for your LLC, such as service of process and tax notifications.

The registered office of your real estate LLC must have a street address in Pennsylvania. It cannot be a post office box, but it may be the address of a business registered office provider.

Step 3: Submit the Certificate of Organization for your LLC.

You must complete Form 15-8821 – Certificate of Organization with the Pennsylvania Department of State to register your Pennsylvania LLC. This may be done in person, via mail, or online.

Step 4: Draft an Operating Agreement for a Real Estate LLC.

An LLC operating agreement is a legal document that defines your real estate LLC’s ownership and member responsibilities.

An operating agreement may benefit even single-member LLCs.

Your operating agreement should include the following provisions:

Responsibilities of each member
How will new members be admitted?
How may current members transfer or cancel their membership?
How will earnings and dividends be distributed?
When and how will capital calls be made?
Manager liability for errors made in good faith
Tax and reporting deadlines
Members have first right of refusal and interest transfer if the property is sold.

You may include conditions in your real estate LLC operating agreement as long as they do not violate Pennsylvania law.

Step 5: Obtain an EIN

The US Internal Revenue Service (IRS) uses an Employer Identification Number (EIN) to identify and tax firms. It’s essentially a business’s Social Security number.

Following the Formation of a Real Estate LLC

Following the formation of your real estate LLC, you must perform the following:

Establish a Business Bank Account. Personal and corporate money are legally separated via a business bank account. This separation is essential to keep your LLC’s corporate veil intact (i.e., your limited liability protection).
Transfer Existing Real Estate to Your New LLC If you already possess property that you want to transfer to your new LLC, you must register a deed reflecting this change. This may be done with or without the assistance of a title firm. To begin started, we suggest contacting a title business or your county clerk.
You should update your lease. If you are transferring existing rental property to a new LLC, your residential lease agreement must be updated to reflect the new ownership.
Fill up and submit your Pennsylvania LLC Decennial Report. Every ten years, file with the Pennsylvania Department of State. LLCs that submit amended files over that 10-year period are exempt from filing a decennial report.