LLC Arrangements

I thought I would share some new concepts I learned.

LLC as a Contractual Arrangement

So numerous cases have cited LLCs as “creatures of contract.” One case described that contract as occurring between the members, the managers, and the LLC. Clary v. Borrell.

Furthermore, this contract between members, sometimes referred to as an operating agreement, can override the default rules provided by default statutory regimes. Conversely, in both Subchapter K and RULLCA there is reference to conformance to state statutory schemes where there is no valid agreement otherwise.

Thus, a key benefit of an operating agreement is a novel network of rights and obligations between parties, one that would be more suitable than under default schemes.

Operating Agreement as Risk Reduction

I’ve seen plenty of people form partnerships without a written or oral agreement as to the rights and obligations to the entity and other owners.

But keep in mind operating agreements establish consensual relationships, validate them as binding, and dictate when they are enforceable by one party against another.

Further these operating agreements can be created without reference, orally, implied, or any combination. It may be wise for both parties to secure their understanding in writing, and mutually assent to any changes thereafter in writing as well. You’re just looking out for each other.

This Quote

“The State, granting to individuals the privilege of limiting their individual liabilities for business debts by forming themselves into an entity separate and distinct from the person who owns it, demands in turn that the entity take a prescribed form and conduct itself, procedurally, according to fixed rules.” From the Benintendi case.

What is real property?

It makes sense to define real property for tax purposes when discussing real estate tax.

Under 1.856-10, real property is actually defined as land and improvements to land. Local law is not controlling. Although this is for Subchapter M, this is relatively consistent with the regs of 48, which states that real property is property consisting of land and improvements to land, such as 1) buildings, 2) inherently permanent structures, and 3) structural components.

A “building” generally is any structure or edifice enclosing a space within its walls, usually covered by a roof to provide shelter or housing, parking, offices, displays, or sales space. This is relatively consistent from 856 and 1031 and 48.

Inherently permanent structures are any distinct assets and permanently affixed to real property and expected to remain indefinitely based on facts and circumstances. 1031 and 1.856-10.

Structural components are constituent parts of inherently permanent structures. Determination is based on various factors such as whether it is designed to move, damage from removal, and timing of installation. Examples include wiring, HVAC, sprinkler and alarm systems, and escalators. 48, 1031, and 263.

Structural components are specifically enumerated as eight building systems, which together with the building, comprise a single unit of property. However, capitalization rules apply to each component and the building separately.

The eight building systems are:

  1. HVAC
  2. Plumbing systems
  3. Electrical systems
  4. Escalators
  5. Elevators
  6. Fire-protection and alarm systems
  7. Gas systems, and
  8. Other structural components as designated