Many California real property owners take title to properties in the name of a California or California registered limited liability company. Owning real property through an LLC can provide some asset protection, limited liability protection and tax benefits as compared to direct personal ownership. It is also relatively easy and convenient for a family living trust to hold an LLC ownership interest making LLC ownership of real property very useful for estate planning purposes.
By utilizing an LLC, property owners can also achieve some level of anonymity regarding their ownership of the property. When the LLC is the owner, the grant deed provides title to an LLC and not to any individual owners. When the grant deed is recorded after closing, the publicly recorded deed only reflects that the property is owned by an LLC. The individual owners of the LLC remain anonymous.
Anonymity can break down after formation of the LLC when the LLC Statement of Information (Form LLC-12) is filed with the Secretary of State. Item 5 of Form LLC-12 requires the manager or members to be listed and item 6 requires an agent for service of process to be listed. If the LLC owners list themselves in items 5 or 6, since the Statement of Information form is a public document, anonymity could be compromised.
To assure anonymity, the LLC can hire professional nominee managers to list in item 5 and may hire corporate agents, or their attorney, for service of process to list in item 6 thereby removing any obvious link between the property, the LLC and the individual owners. Alternatively, if the owners control other business entities or wish to form special purpose entities, those business entities can also be appointed manager and listed in item 5. When using a business entity as a manager, owners must also avoid disclosing details about the manager entity which could link them to the real property in question to maintain anonymity.
Investors and others wishing to avail themselves of the benefits of owning real property via an LLC should work with experienced counsel to structure the LLC and plan the formation to i) confirm the objective needed to use an LLC to acquire the real property, ii) achieve the appropriate degree of confidentiality or anonymity in public filings, and iii) avoid any inadvertent disclosure after closing.
The information presented is not intended to be, and does not constitute, “legal advice.” Because each situation varies, and only brief summary information is provided here, you should not use this information as a basis for action unless you have independently verified with your own counsel that it applies to your particular situation.