“I Use Series LLCs
to Save on Filing Fees” and Other Really Silly Things People Have Said
The series LLC is a highly
complicated organizational form that, conceptually, allows the segregation of debts
and obligations within a series thereof, protecting the LLC and any other
series from liability thereon. Series are not available under the Kentucky LLC
Act, but they are available under the Kentucky Statutory Trust Act. With
respect to the series provisions of the Kentucky Statutory Trust Act, see Rutledge, The
Kentucky Uniform Statutory Trust Act (2012): A Review, 40
Northern Kentucky Law Review 93 (2012-13); HERE IS A LINK to
that article. With respect to the structuring of series organizations and the
myriad questions that are not yet resolved as to this organizational form, see,
for example, Rutledge The Man Who Tells
You He Understands Series Will Lie To You About Other Things As Well, 16
J. Passthrough Entities 53
(March/April 2013) (HERE IS A LINK to
that article) and Rutledge Again, For the Want of a Theory: The
Challenge of the “Series” to Business Organization Law, 46 American
Business Law Journal 311 (2009) (HERE IS A LINK to that article).
It has been asserted by some
that they use series, which typically do not require their own state filing and
filing fee, in place of single-member LLCs, which do require a state filing and
filing fee. Having recently given the issues some additional thought from the
perspective of the requirements to maintain the liability shield between
series, that explanation simply fails.
Under the various series acts,
in order to achieve limited liability between the series and as well between
each individual series and the LLC itself, property must be “associated” with
either the correct series or the LLC. The “association” of property can be a
time intensive issue, requiring that the relationship of the series and the
property be reflected on the books and records of the LLC. Essentially, every
time it is intended that a series receive property, that property must be
associated with the series.
Consider an LLC that has 12
pieces of rental property, each of which is associated with an individual
series. Each month, the tenants pay on their leases in the amount of $2000 per
tenant. All else being equal, where Property A is associated with Series One,
the $2000 received on that lease needs to be associated with Series One; if
that association does not take place then those funds are available to satisfy
claims against any of the other Series Two through Twelve or to satisfy an
obligation of the LLC. That has to be done every month for each payment made to
each series; we now have 144 bookkeeping entries to be accomplished each year.
Now, let's assume that, with
respect to Property C that is associated with Series Three, in March the washing
machine goes out. The LLC calls its usual handyman, who runs over to the local
big box home improvement center, picks up a replacement dishwasher that is
charged to the LLCs account, and installs it in Property C. For the reasons
recited above, that dishwasher now needs to be associated with Series C or it
is available to satisfy claims against the other series. The same happens when,
in October, the water heater in Property L, which property is already
associated with Series Twelve, fails and needs to be replaced.
Mind you, if each of these
properties were in a single-member LLC wholly-owned by a master LLC, association
would not be a problem. Rather, for example, when the tenant of Property A pays
on the lease, even to a common payment agent, those funds are the property of
the SMLLC A without the need for further action.
So let's get back to avoiding
filing fee. Assume that in any particular state in which LLCs are allowed to
set up series, there is no filing fee to set up a series but there is a $100
filing fee for each LLC. In the series structure outlined above, only $100 in
filing fees would need to be paid. If, conversely, the were a master LLC with
12 SMLLCs underneath, each holding one property, $1300 in filing fees would
have to be paid. If that differential of $1200 is not spent each year as the
additional cost in associating property to each of the various series, that
association is probably not being done properly.
Furthermore, had a string of
single-member LLCs, rather than series, been used in this structure, there would
have been no risk of assets not being associated in order to achieve asset
partitioning. Rather, it would have happened simply by virtue of the LLC Act.
Combine the de minimus nature
of filing fees against the incurred cost of association of property with the
uncertainty that exist as to secured financing, bankruptcy, veil piercing,
etc., and I submit that the claimed reduction in filing fees dwarfed by
additional costs incurred and legal uncertainty undertaken.