How a Real Estate Business Hired a Lawyer to Draft an LLC Formation in Tennessee

A Single Member LLC creates a legal wall between your personal finances and anything that happens in your business. Without it, you're fully responsible for business debts and lawsuits. That means if something goes wrong, your personal savings, home, or car could be on the line. But the LLC only protects you if it's set up correctly and you keep it compliant over time. Start by choosing a name for your business. It has to include "LLC" or "Limited Liability Company" and be different from any other business name already registered in Washington. You can check availability on the Secretary of State’s website. Not ready to file yet? You can reserve a name for 180 days for 30 dollars. Next, you need a registered agent. This is someone with a physical address in Washington who can receive legal notices. You can be your own agent, but your name and address will go on public record. If that’s not ideal, hire a registered agent service. They usually charge between 59 and 300 dollars a year and offer more privacy. Then file your Certificate of Formation with the Secretary of State. This makes your LLC official. Filing online costs 200 dollars and is processed in about two business days. Mailing it costs 180 dollars but takes longer. You’ll also need to file an Initial Report within 120 days. If you do it during the formation process, it’s free. If you file it separately later, it costs 10 dollars. Even though it’s not legally required in Washington, make sure to write an Operating Agreement. This document proves that your business is separate from you personally. It helps protect you legally and is often required to open a business bank account. Even if you’re the only owner, the agreement should explain how the business is managed, how profits are used, and what happens if you close it. You may also need to get an EIN, or Employer Identification Number, from the IRS. If you don’t have employees and don’t file special tax forms, it’s not legally required. But in reality, most banks, vendors, and licensing agencies will want you to have one. It’s free to apply directly through the IRS website. Don’t pay a third-party service for something you can get in a few minutes yourself. If your business will make more than 12,000 dollars a year, hire employees, or collect sales tax, you’ll need a Washington business license. Apply through the Department of Revenue. The basic license costs around 90 dollars, but depending on your city or industry, you may also need extra local licenses. After your LLC is set up, keep your business finances completely separate from your personal accounts. Open a business checking account and only use it for business expenses and income. If you mix personal and business money, a court can decide your LLC doesn’t count and make you personally liable. This is called “piercing the corporate veil,” and it defeats the whole purpose of forming an LLC. You also have to file an Annual Report every year by the end of the month in which your LLC was originally formed. It costs 60 dollars. If you miss the deadline, your LLC can be dissolved by the state, which cancels your liability protection. Washington doesn’t have a personal or corporate income tax, but you may owe Business and Occupation tax, or B&O tax, based on gross receipts. That means it’s calculated on your total income, not your profit. Most service-based businesses pay 1.5 percent, but this depends on your NAICS code. Some cities also charge a local B&O tax. If you sell goods, you’ll likely need to collect and remit sales tax too. Protecting your personal assets starts with forming your LLC, but it doesn’t end there. You have to treat the business like a separate legal entity every single day. Sign contracts under the LLC’s name. Keep detailed records. File your reports. Keep your money separate. And stick to what’s in your Operating Agreement. If your business starts to earn steady profits, talk to a tax professional about switching to S Corporation tax status. It can help you save money on self-employment taxes. Also consider using a registered agent service that sends reminders and handles filings for you. It’s one of the easiest ways to stay compliant and avoid losing your LLC status due to a missed deadline. If you’re handling the setup yourself, the process usually takes a week or two. There are services that can do it for you if you want extra help, but the key is doing it right from the start and following the rules that keep your protection in place. Here are some official resources that can help: Washington Secretary of State – LLC Filing: https://www.sos.wa.gov/limited-liability-company-llc-professional-llc-pllc-filing-resource-page Corporations and Charities Filing System: https://ccfs.sos.wa.gov/ Business Licensing Application: https://dor.wa.gov/open-business/apply-business-license Get an EIN from the IRS (Free): https://www.irs.gov/businesses/small-businesses-self-employed/get-an-employer-identification-number Washington State Business Guide: https://www.business.wa.gov/ Washington LLC Statutes: https://apps.leg.wa.gov/RCW/default.aspx?cite=25.15 DISCLAIMER: This guide is for general information only and doesn’t count as legal, tax, or financial advice. Always talk to a qualified professional before making decisions or filings.

An attorney on this site can help you with all the steps, some offer it a a package. You first need to decide on the membership structure (who owns what). File Articles of Organization with the State, obtain your ein, draft your operating agreement (have a discussion re who does what), prepare your members resolutions/ have a meeting- to issue your membership interests and appoint the person to open your bank account. Verify what subsequent steps you need to take in your county/city because these are different; verify if your kind of activity requires registration with state and or county. With regard to address and documents, remember that Florida requires a physical address (no PO Box) and that banks have been more and more difficult about using virtual addresses in recent months.