How to Protect Your Rental Properties From Liability

Many people worry about the liability associated with owning rental properties, but there are simple ways to protect your assets. I want to make it very clear that I am not a lawyer and I am not giving legal advice, these are simply tactics I use to avoid liability, and I urge everyone to speak to their attorney about any legal questions.

Rental properties are a great investment

I believe buying rental properties are one of the safest investments you can make, because you can buy them below market value. However, there are some risks involved and you should take steps to protect rental properties. Whenever you own a business, you run the risk of being sued for monetary reasons or physical injury. With rental properties, the biggest risk is someone getting hurt at your property. It could be a freak accident or neglect by the owner, landlord or tenant that causes someone to get hurt.

My returns are high enough on my rental properties that I am willing to take on these risks, but I also do a few things to protect myself and my assets. To see how I find properties, get mortgages and detailed numbers on my rentals check out my complete guide to investing in long-term rentals.

Use a property manager to protect your rental properties

If you are managing your own properties or someone else’s properties your liability increases greatly. I have seen a property manager get sued after a tenant was hurt while being evicted. The tenant fell in a window well and claimed the landlord broke the tenants TV and left the broken glass in the window well. The tenant claimed to have been permanently injured by the TV and sued the landlord.

Long story short, the case went to court and a jury had to decide the outcome. After two years and over $40,000 in legal fees the court ruled in favor of the landlord.  This landlord learned a valuable lesson, make sure you have proper insurance!  Unless you want to pay it out to Christopher Ligori & Associates or someone else with associates on a billboard. If the landlord would have had liability insurance to cover issues like this, the insurance would have paid the legal fees. If you are a property manager make sure you talk to your insurance agent about liability insurance. In many states you must be a licensed real estate agent to be a property manager.  All Real Estate agents must have E and O insurance, but E and O may not cover issues like this one.

If you are managing your own properties, there are many state and local ordinances you need to know. Please take the time to research exactly what forms and documents you need. In my state we have to have the tenants sign a lead based paint form and give them a lead based paint flyer on every house built prior to 1978. The state can fine you $10,000 per occurrence so make sure you pay attention to all laws in your area.

Create corporations or LLC’s to protect your rental properties

Many investors protect their assets by creating one or multiple corporations for their rental properties. I create a separate LLC for each property I own. I let my wife name them silly animal names and she gets to take part in the fun of the business as well.  So far we have Llama Lane, Penguin Place, Porcupine Point and a few others. For every property, I open a checking account and all money going in and out for that property goes through that checking account. I create or have my assistant create all my LLC’s to save some money. I asked a lawyer to create my first LLC, and he wanted to charge me $750! I decided at that point it would be well worth it to learn how to do it myself. It is actually a very simple process that takes less than 30 minutes, and there are online companies that will help you do it as well like Incorporate.com.

Always check with your bank who finances your properties before you transfer a property to an LLC. Some banks have due on sale clauses, which mean they call your loan due in full immediately if you sell the property. Transferring a property from an individual to an LLC, even if the LLC is owned by that individual can trigger the due on sale clause. It also may be difficult to refinance a property if you transfer your rental property into an LLC.

Protect rental properties with home owners insurance

Many things can happen to a rental property to cause damage. Pipes can freeze and break, a tree can fall on the house, a sewer can back up or a natural disaster can destroy a home. I always carry plenty of insurance on all of my rental properties. I talk extensively with my insurance agent to insure my properties are covered properly. Many insurance policies do not cover many events such as floods, sewer back up or acts of terrorism. Not every property will need every coverage available, but you need to weigh the chances of an event occurring versus how much your insurance will cost. Here is a recent story on how I had to use a lot of insurance on my rental properties.

Be careful about having free and clear rental properties

Some people go through a lot of work to con others out of money. If you own a $100,000 rental property with a $90,000 loan or a $100,000 rental property with no loan; which one do think people will look to sue you on? Many people are more inclined to file a lawsuit on a property that is free and clear than one with a loan, because they have a better chance of getting paid off. I am not saying you should not pay off your rentals, but there is a simple way to help protect yourself. If you get a line of credit on paid off properties, the full amount of the line will show up in public records. Even if you owe nothing on the line, public records will show the full amount of the loan owed on the property.

Conclusion

The easiest way to protect rental properties is to hire a property manager and make sure they are properly insured. Make sure you use a knowledgeable insurance agent who knows rental policies. Hire an attorney to make sure all your assets are legally protected, and hire an accountant to insure you are filing all your taxes correct.

This can all be very expensive, but it doesn’t hurt to consult with these professionals when first starting out in the business to make sure you understand the risks and how to protect rental properties.

For more information on how to buy the best rentals which will make the most money, check out my book: Build a Rental Property Empire: The no-nonsense book on finding deals, financing the right way, and managing wisely. The book is 374 pages long, comes in paperback or as an eBook and is an Amazon best seller.

13 thoughts on “How to Protect Your Rental Properties From Liability”

  1. Great Read! Question, about the commercial policy: can you put your properties under that commercial policy if all your properties is under 5 units? And does the commercial policy allow you to put all your properties with different llc’s under one policy?

  2. Be careful about suggesting the purchase of “Homeowners” Coverage for rental properties. In New York a Homeowners Policy ONLY COVERS Owner occupied dwellings. What you need in that case when renting a home to tenants is a Dwelling Policy or Landlord Policy. In New York a Homeowners policy would not have to pay anything out on a tenant occupied property. It is always best to speak with a local insurance agent or broker to discuss your insurance needs. Taking advice from unlicensed individuals about insurance can cost you a lot more than you bargained for. Every state is different, but the general understanding is that Homeowners Policies are meant solely for Homeowners, not tenant occupied homes.

  3. It is worth to get all properties under one insurance. It is usually called “Blanket or Umbrella Insurance Policy”. problem is that you cannot combine multiple LLC in one policy, so you end up in separate policy for each property.

  4. Hi Mark, Thanks for all the good tips. I owe some rental properties too but my insurance agent told me these….Insurance premium will be higher for property under LLC because it is considered for business. She advised me to purchase something called ‘Commercial General Liabilities Insurance’ to cover all properties under one policy. What do you think about this?

    • Thank you, I have never heard of that type of policy. I do have my rentals under a commercial policy, but it is not very expensive and I don’t think much more than if they were in my name only.

  5. Who is the named landlord on your lease if the house is owned by an LLC? Is it you or the actual LLC? Is there any benefit or consequence to being set up this way in an eviction proceeding? Thanks!

    • I list the LLC as my landlord. Checks are made out to the LLC and deposited in that account. I don’t think there is any difference in regards to an eviction, but you would have to talk to a lawyer in your state to know for sure.

  6. Great advice Mark! I did all of those when I bought my first SFR. The peace of mind for having all of that in place is priceless. I agree with one LLC per property. I love how your wife gets to name them funny animal names! I’m going to have to get creative with my next one!

    • Thank you Michelle, I didn’t go into detail about why I put all my properties in separate LLC’s. If someone files suit, I have been told it is much harder for them to pursue damages against personal assets if they have to sue a corporation. If someone gets hurt at a property they could only sue the LLC and not me personally. If all my properties were in one corporation they could go after assets in the whole corporation and not just for one property.

      Again, this is not legal advice. I hope to never have to find out how well the LLC’s protect me. 🙂

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