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You are here: Home > I Just Got a Rental, What Do I Do? > Chap 2 - Other Entity Considerations > Charging Orders

  • I Just Got a Rental, What Do I Do?

    • Introduction

      • About the Author
      • Progressive Updates
      • Introduction Disclaimer
      • Shameless Self-Promotion
      • Book Introduction
      • Quick Reference 2023
      • Quick Reference 2024
      • Quick Reference 2025
      • Glossary
    • Chap 1 - Ownership Arrangements

      • Chapter 1 Introduction
      • Real Estate and Rental Properties as a Business
      • Basic Business Entities For Real Estate Investment
      • Sole Proprietorship
      • Single-Member Limited Liability Company (SMLLC)
      • LLC Benefits For Rental Properties
      • Multi-Member Limited Liability Company (MMLLC)
      • Limited Liability Partnerships (LLP) and General Partnerships (GP)
      • Benefits of Rental Property In Partnership Entities
      • Summary Of Rental Properties In Partnerships
      • Downsides Of Rentals In Partnerships
      • C Corporations
      • Rental Property In C Corporations
      • S Corporations
      • Pass-Through Versus Disregarded Entity Taxation
      • Your Spouse As A Business Partner (Happy Happy Joy Joy)
      • Owning A Rental Property With Others
      • Real Estate Investing With Family Partners
      • Real Estate Holding Company and Operating Company
      • Pure LLC Holding Company
      • Chapter 1 Frequently Asked Questions
    • Chap 2 - Other Entity Considerations

      • Chapter 2 Introduction
      • Economic versus Equity Interests
      • Structuring Real Estate Deals with Angel Investors
      • Loans or Capital Injections
      • Multi-Entity Rental Property Tiered Structure
      • Using a Trust In Your Real Estate Holding Company
      • Operating Agreements For Real Estate Partnerships
      • Real Estate Succession Planning
      • Fallacy Of A Nevada LLC (or Delaware, or Wyoming, or wherever!)
      • Liability Protection Fallacy Of An LLC
      • Charging Orders
      • Using A Self-Directed IRA Or 401k To Buy A Rental Property
      • Trapped Rental Assets In An S Corporation
      • Chapter 2 Frequently Asked Questions
    • Chap 3 - Initial Asset Management

      • Chapter 3 Introduction
      • Getting The Rental Business Launched
      • Rental Property Acquisition Costs
      • Real Estate Asset Setup On Your Tax Returns
      • Closing Disclosure Items
      • Rental Property In Service Defined
      • Moving Your Rental Property Into An LLC
      • Converting Primary Residence To A Rental
      • Chapter 3 Frequently Asked Questions
    • Chap 4 - Rental Property Tax Considerations

      • Chapter 4 Introduction
      • Three Types of Income
      • Passive Activity Loss Limits
      • Passive Income Generators (PIG)
      • Your Small Business As A Passive Income Activity
      • Vacation Home Rules
      • State Problems With Your Rental Property
      • Chapter 4 Frequently Asked Questions
    • Chap 5 - Material Participation Rules

      • Chapter 5 Introduction
      • Material Participation Rules
      • Material Participation Audit Tests
      • IRS Can Use Material Participation Tests Against You As Well
      • What Time Counts For Material Participation
      • Time Spent Renovating
      • Quick Preview of Qualifying as Real Estate Professional
      • Material Participation Time Logs
      • Material Participation Time Summary
      • Regulations 1.469-9(g) Election
      • Material Participation Frequently Asked Questions
    • Chap 6 - Cost Segregation Study

      • Chapter 6 Introduction
      • Cost Segregation Study
      • Cost Segregation Mechanics
      • Do It Yourself Cost Segregation Study
      • Pushing Your DIY Cost Seg Envelope
      • Opted Out of Bonus Depreciation
      • Cost Segregation Pitfalls
      • Cost Segregation Summary
      • Retroactive Look-Back Cost Segregation Study
      • Cost Segregation Frequently Asked Questions
    • Chap 7 - Short-Term Rentals

      • Short-Term Rental (STR) Loophole
      • Chapter 7 Introduction
      • What Time Counts for STR Material Participation
    • Chap 8 - Real Estate Professional Status

      • Real Estate Professional Status (REPS)
    • Chap 9 - Rental Property Tax Deductions

      • Chapter Introduction
      • Five Basics to Warm Up To
      • Value of a Rental Property Tax Deduction
      • Rental Property Tax Deductions Themes
      • Section 199A Rental Property Deduction
      • Common Rental Property Tax Deductions
      • Allocation of General Rental Expenses
      • Rental Property Travel Deductions
      • Rental Property Meals
      • Mortgage Interest Tracing
      • Acquisition Costs (revisited)
      • Rental Property Repairs Safe Harbor (revisited)
      • Repairs Versus Improvements (revisited)
      • Rental Property Depreciation (revisited)
      • Automobile Deductions with Rentals
      • Automobile Decision Tree
      • Home Office Deduction
      • Real Estate Education Expenses
      • 185 Rental Property Tax Deductions You Cannot Take
      • Deductions the IRS Cannot Stand
      • Cohan Rule For Rental Property Owners
      • Reducing Taxes
    • Chap 10 - Repairs and Improvements

      • Articles coming soon
    • Chap 11 - Operational Asset Management

      • Rental Property Repairs Safe Harbors
      • Improvement Versus Repairs
      • Rental Property Renovations (Rehab)
      • Accelerated Depreciation and Section 179 Deduction
      • Allowed Versus Allowable Depreciation
      • Qualified Improvement Property (QIP)
      • Partial Asset Disposition (PAD)
      • 1031 Like-Kind Exchange
      • Selling Your Rental Property
      • Buying Out Your Real Estate Partner
      • Taking The Rental Out of Service
      • Changing Depreciation Between 27.5 and 39.0 Years
    • Chap 12 - Retirement Planning

      • Retirement Planning Within Your Rental Property
      • Basic Retirement Planning
      • Tax Savings and Tax Deferrals
      • The Owners-Only 401k Plan
      • Roth 401k Plans
      • Roth 401k Versus Traditional 401k Considerations
      • Two 401k Plans
      • Rolling Old 401k Plans or IRAs into Your Small Business 401k Plan
    • Epilogue

      • Rental Property Tax Return Preparation
      • Rental Property Accounting
      • Real Estate CPAs
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Charging Orders

charging ordersBy Jason Watson, CPA
Posted Saturday, August 3, 2024

If you are financially in trouble, and a creditor wants to take your assets, your multi-member LLC and its assets might be safe. Instead of taking the LLC directly, a court can issue a Charging Order which allows the creditor to receive any distributions from the LLC. The theory is quite simple- if you are in business with another person, and that person has financial trouble, why should it be your problem? Your only problem should be where to send the profit distribution check for that person’s distributive share.

A Charging Order puts the creditor in line for any financial rights that the debtor has but does not convey any management rights. Therefor the creditor cannot order the LLC to make a distribution. However, many states have allowed the creditor holding the Charging Order to foreclose on the membership interest of the debtor. Yuck. This is done under the auspice that the debtor will not be able to re-pay his obligation. So now the creditor is the permanent owner of the financial rights of the debtor’s portion of the LLC, but the creditor still does not own any member interest in the LLC. This results in the debtor owning a portion of an LLC that he will never receive any money from since his financial rights are now in the hands of the creditor.

It doesn’t stop there. Some states and certain courts can also assign the full interest (ownership and financial, or some would say equity and economic) to the creditor. This creates a big mess for the other members of the LLC who suddenly need to scrape up enough money to pay off the creditor so as to not be tethered to them as a co-owner.

What does all this mean? Some attorneys want to automatically add a spouse to the LLC so it suddenly becomes a multi-member LLC with the financial protection of a Charging Order. Sure, why not? There is some protection there with very little effort.

As a side note, here is Delaware’s verbiage about Charging Orders under Title 6, Section 18-703–

(d). The entry of a charging order is the exclusive remedy by which a judgment creditor of a member or a member’s assignee may satisfy a judgment out of the judgment debtor’s limited liability company interest and attachment, garnishment, foreclosure or other legal or equitable remedies are not available to the judgment creditor, whether the limited liability company has 1 member or more than 1 member.

Makes you want to run out and form your LLC in Delaware doesn’t it? Again, if you are marching into court with a boatload of financial woes and hanging your hat on Charging Orders for your financial protection, you might have bigger problems. Creditors are wise to this, and they usually make you personally guarantee the financial obligation as an individual.

Also, if you form an LLC in Delaware and operate in Colorado, you will need to file as a foreign entity in Colorado. If you receive process of service in Colorado for a lawsuit, you are now asking a Colorado court to interpret and enforce Delaware law in your matter. Courts and judges are not fond of this ask. We keep mentioning this concept is several spots just to drive it home (and because small business owners jump into our book at various spots).

Jason Watson, CPA, is a Senior Partner of WCG CPAs & Advisors, a boutique yet progressive tax,
accounting and business consultation firm located in Colorado serving real estate investors worldwide.


Jason Watson CPA LinkedIn     Jason Watson CPA Email

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