Rental property LLCs in California

Local rental rules come first

Los Angeles. The Los Angeles Housing Department (LAHD) says "Annual registration is mandatory for all residential rental units in the City of Los Angeles" and that a registration certificate "is required to legally collect rent." Units first built on or before October 1, 1978 are generally under the Rent Stabilization Ordinance (RSO), and a detached house that is the only dwelling on its parcel is not. The Just Cause Ordinance (JCO) rules separately require owners of units outside the RSO "to register their rental unit(s) annually before the owner can legally demand or accept rent." The bill page lists per-unit fees of $38.75 (RSO), $31.05 (JCO) and $67.94 for the inspection program (SCEP), due in January and delinquent after February, and registration also means reporting each unit's rent, tenancy and an emergency contact to the Rent Registry. LAHD says new property owners have 45 days to register, so ask it how a deed to your LLC is treated.

Los Angeles short-term rentals. Home-Sharing is open only to a "Host," defined as "An individual who is registered for Home-Sharing," and only at a "Primary Residence," defined as "The sole residence from which the Host conducts Home-Sharing and in which the Host resides for more than 6 months of the calendar year" (LAMC § 12.22 A.32(b)). Stays are capped at 120 days a year unless the city issues an Extended Home-Sharing registration. A registration lasts one year, "may not be transferred or assigned" and is valid only at the Host's primary residence, and units under the RSO or affordable-housing covenants are ineligible. An LLC can't register, and a rental you don't live in can't be home-shared.

San Francisco. Every owner of a residential unit pays the Rent Board a per-unit fee unless exempt, $59.00 per dwelling unit for 2026-27, due March 1 with a 5% penalty each month after (up to 15%). The Rent Board says this includes "single-family homes and condominiums, units built after 1979, vacant units." Owners must also report each unit to the Rent Board's Housing Inventory by March 1 each year, and "Landlords will not receive a license to impose annual and/or banked rent increases until reporting is complete"; report a change of business contact within 30 days. A person receiving rent from "one residential structure consisting of fewer than four units" isn't, by that fact alone, required to hold a Treasurer business registration, and a lessor is treated as a separate taxpayer for each building (Treasurer's lessor page).

San Francisco short-term rentals. The Office of Short-Term Rentals says "Only natural persons may be Permanent Residents and only Permanent Residents are allowed to conduct short-term rentals." Permanent residency means living in the unit at least 275 nights a year, un-hosted stays are limited to 90 nights a year, and a host may register only the one unit where they live. A Treasurer business registration comes first, the certificate lasts two years, and a 14% transient occupancy tax applies (sf.gov guide). An LLC can't be the host.

San Diego. A license is required for any rental of under a month, and the code defines a host as "a natural person who has the legal right to occupy the dwelling unit and to allow short-term residential occupancy" (Municipal Code § 510.0102). A host may hold one license and run one unit. Tier 3 whole-home licenses are capped at 1% of the housing units outside Mission Beach; the Treasurer's page dated October 23, 2026 shows 807 left and none left in Tier 4 (Mission Beach). Licenses "are not transferrable between ownership or location/dwelling unit," Tier 3 and 4 licenses must be used at least 90 days a year, and the application needs an active transient occupancy tax certificate and a paid Rental Unit Business Tax account. That tax applies "annually upon anyone who owns, operates or manages the rental of residential real estate" in the city.

Statewide. The Tenant Protection Act caps rent increases at 5 percent plus the local cost-of-living change, or 10 percent, whichever is lower, in 12 months (Civ. Code § 1947.12(a)), and requires just cause to end a tenancy after 12 months (§ 1946.2(a)); both sections end January 1, 2030. A home that "is alienable separate from the title to any other dwelling unit," such as a house or condo, is exempt only if the owner is not a REIT, "A corporation," or "A limited liability company in which at least one member is a corporation," and the lease carries the statute's written exemption notice (§§ 1946.2(e)(8), 1947.12(d)(5)). So a house held by an LLC whose members are all individuals can qualify if the lease has the notice; one corporate member, or no notice, puts it under the cap and the just-cause rule. The statute doesn't say how it treats a member that is itself an LLC or a trust, so ask a California attorney. Homes with a certificate of occupancy issued in the last 15 years are separately exempt, and a stricter local ordinance can replace the state rule (§§ 1946.2(e)(7), (i); 1947.12(d)(3), (d)(4)). For an owner move-in, a natural person who is a beneficial owner with at least a 25-percent interest in the LLC counts as the owner (§ 1946.2(b)(2)(A)(viii)).

Elsewhere in California. Rental rules are local. Ask your city and county before the first lease.

What the LLC protects, and what it doesn't

California's LLC Act says debts of the company "do not become the debts, obligations, or other liabilities of a member or manager solely by reason of the member acting as a member or manager acting as a manager for the limited liability company" (Corp. Code § 17703.04(a)(2)). A member can agree to be personally obligated, but only in the articles or in a written operating agreement that specifically references that subdivision (§ 17703.04(e)).

• Guarantees and your own conduct still bind you. The section leaves untouched liability "pursuant to the terms of a written guarantee or other contractual obligation entered into by the member" and for "the member's participation in tortious conduct" (§ 17703.04(c)).
• A court can still reach members. A member is subject to the common law of alter ego "to the same extent as a shareholder of a corporation," though skipping meetings isn't a factor unless the articles or operating agreement require them (§ 17703.04(b)). Ask a California attorney how that applies to you.
• It isn't insurance. The LLC still needs coverage that pays claims and defense costs.

One LLC, or one per property?

Separate LLCs keep one property's judgment away from the others, but in California each LLC owes the $800 annual tax even if its property loses money. Five LLCs owe $4,000 a year before any other cost, plus $70 to form each and a $20 Statement of Information every two years. California has no series-LLC option: the Franchise Tax Board says "A SLLC cannot be formed in California." A series LLC formed elsewhere must register with the Secretary of State before doing business here, and each series that is registered or doing business in California "is considered a separate LLC" that files its own Form 568 and pays its own annual tax and fee (2025 Form 568 booklet). If the FTB finds multiple LLCs were formed mainly to reduce fees, it could add up the income of commonly controlled LLCs for the fee brackets. More: Should you have a separate LLC for each rental property?. Other states: All rental property LLC guides · Arizona · Washington · Texas.

Form it where the property is, or register there

The simplest setup is a California LLC for California property. An LLC from another state owes the same $800 tax if it is "doing business" here (R&TC § 17941(a)) or once it registers (§ 17941(b)). The FTB counts a taxpayer as doing business if, among other tests, its California real and tangible personal property exceeds the lesser of $75,707 or 25% of its total (2025 Form 568 booklet; the statute's base figure is revised annually, R&TC § 23101(b)(3), (c)), and it assesses a $2,000 penalty on a foreign LLC that does business here while not registered. To register, file Form LLC-5 ($70) with a certificate of good standing "issued within the past six months" from the home state (Corp. Code § 17708.02(b)), then the $20 Statement of Information and the $800 tax. Until it registers, a foreign LLC "shall not maintain an action or proceeding in this state," though it can defend one, and its members don't become liable just because it failed to register (§ 17708.07). The statute's list of activities that don't count as transacting intrastate business, such as bank accounts, collecting on mortgages and isolated transactions completed within 180 days, doesn't mention owning or renting out real estate (§ 17708.03(b)), so ask a California attorney whether your LLC must register.

What it costs the state

• Articles of Organization (Form LLC-1): $70 (Gov. Code § 12190(b); Secretary of State forms page)
• Statement of Information (Form LLC-12): $20, due within 90 days of filing and every two years after, in the six-month window ending in the month the LLC was formed; changes between filings carry no fee (Corp. Code § 17702.09; Gov. Code § 12190(k), (l))
• Annual LLC tax: $800 to the Franchise Tax Board, due by the 15th day of the 4th month after you file with the Secretary of State and by the 15th day of the 4th month of each taxable year after, with or without income, until you cancel; FTB's page lists the first-year exemption only for tax years beginning in 2021 through 2023 (R&TC § 17941; FTB LLC page)
• LLC fee (income-based): $900, $2,500, $6,000 or $11,790 once total California income reaches $250,000, $500,000, $1,000,000 or $5,000,000, estimated by the 15th day of the 6th month (R&TC § 17942; FTB LLC page)
• Name reservation (optional): $10, holds a name for 60 days
• Expedited filing (optional): $350 for 24-hour, $750 same-day, $500 for 4-hour (Sacramento drop-off only, after a $500 preclearance); a Sacramento drop-off adds a $15 special handling fee
• Foreign LLC registration (Form LLC-5): $70
• Late Statement of Information: $250 penalty after the Secretary of State's notice (Corp. Code § 17713.07)
• Cancelling the LLC (certificate of dissolution or cancellation): no fee (Gov. Code § 12190(m))
• EIN: free from the IRS

Compare services: LLC services compared.

Forming the LLC, in order

1. Pick a name that contains "limited liability company," "L.L.C." or "LLC" and none of "bank," "trust," "incorporated," "inc.," "corporation" or "corp." (Corp. Code § 17701.08). A name can be reserved for 60 days for $10.
2. Name an agent for service of process: an individual who is a California resident or a corporation that has complied with Corp. Code § 1505 (§ 17701.13(c)). The LLC must keep a California office and agent at all times (§ 17701.13(a)).
3. File the Articles of Organization (Form LLC-1, $70) online at bizfileOnline.sos.ca.gov. They state the name, principal office address, agent and whether the LLC is manager-managed, and the LLC is formed when the Secretary of State files them (§ 17702.01).
4. File the Statement of Information (Form LLC-12, $20) within 90 days of filing the articles (§ 17702.09).
5. Pay the $800 annual tax with the FTB's Form 3522 voucher by the 15th day of the 4th month after you file with the Secretary of State.
6. Write an operating agreement. The Act defines it as the agreement of the members, "whether oral, in a record, implied, or in any combination thereof," and says one-member LLCs can have one (§ 17701.02(s)). Then get an EIN and open the LLC's bank account.
7. Name the owner or agent in every lease: the lease must disclose the name, telephone number and street address of each person authorized to manage the premises and of the owner or an agent for service of process (Civ. Code §§ 1961, 1962). Then register or license each rental with the city (above).

Forming the LLC doesn't move your deed

Putting your rental in the LLC takes a new deed. A conveyance is "void as against any subsequent purchaser or mortgagee of the same property" who acts in good faith, pays value and records first (Civ. Code § 1214), and the county recorder records it after the grantor's signature is acknowledged (Gov. Code § 27287).

• Recording fees. Los Angeles County lists a $15 base fee, $3 for each added page and a $75 state housing fee per transaction per parcel (capped at $225, with exceptions) plus small county add-ons (Gov. Code § 27388.1; LA County fee page).
• The documentary transfer tax has its own exemption. A county may charge $0.55 for each $500 (or fraction) of the value conveyed, exclusive of liens, on transfers over $100, and a city in that county half that (R&TC § 11911). No tax applies to a transfer between an individual and a legal entity that "results solely in a change in the method of holding title" with proportional interests, "directly or indirectly," unchanged (§ 11925(d)). Los Angeles County says a statement "must appear on the face of all documents" that are exempt, with this wording: "The grantors and the grantees in this conveyance are comprised of the same parties who continue to hold the same proportionate interest in the property, R & T 11925(d)."
• Los Angeles adds a city tax and Measure ULA. The city's tax is $2.25 per $500. Its Office of Finance FAQ lists "All other transactions which are exempt from the base Real Property Transfer Tax" as exempt from Measure ULA's 4% and 5.5% taxes, which apply to closings above $5,400,000 and $10,900,000 after June 30, 2026.
• Selling the LLC later can trigger the tax. Los Angeles County enforces the transfer tax "on legal entity transfers where no document is recorded" if control of the entity changes by more than 50%.

Have a California attorney prepare the deed and the exemption wording. After it records, update leases, rent payment instructions, deposits and insurance, and re-register the rental in the LLC's name where the city asks.

Property tax: your deed can reset your assessed value

The Board of Equalization says Proposition 13 reassesses property to market value "only upon a change in ownership or completion of new construction" and generally limits annual increases to 2 percent otherwise; the rate is limited to 1 percent plus the rate needed for local voter-approved bonds (BOE Publication 29). A deed to your LLC is where the exposure starts.

• A deed to an LLC with the same owners and shares. A transfer to an LLC is not a change in ownership if it "results solely in a change in the method of holding title" and the "proportional ownership interests of the transferors and transferees" in each property "remain the same after the transfer" (R&TC § 62(a)(2)). One owner deeding to an LLC she wholly owns keeps the same interest before and after, which fits that test; a co-owner group that changes its shares in the deed does not meet it, so ask the assessor what is reassessed. The transferee "shall complete and may file" a Preliminary Change of Ownership Report with the recorder when the deed is recorded; without one the recorder may add $20 (R&TC § 480.3; LA County fee page).
• Later LLC transfers can reassess the property. The people holding interests right after an excluded transfer become the "original coowners." When interests "representing cumulatively more than 50 percent" are transferred by any of them in one or more transactions, the excluded property is reappraised as of that date (R&TC § 64(d)). Separately, one person or entity obtaining a majority ownership interest in an LLC is a change in ownership of all its real property (§ 64(c)).
• Report it to the Board of Equalization within 90 days. The LLC, or the person acquiring control, must file form BOE-100-B within 90 days of either event, "even if an exclusion from reassessment is applicable," and a copy filed with the county assessor "does not satisfy the filing requirement." The penalty is 10 percent of the taxes (R&TC §§ 480.1, 480.2, 482; BOE legal entity pages). Every LLC also answers these questions on Form 568 (Question I). Transfers of LLC interests solely between spouses or registered domestic partners are excluded (BOE exclusions page).

Check the mortgage before you transfer

Federal law lets a lender enforce a due-on-sale clause, and a transfer to an LLC isn't one of the exceptions for 1–4 unit homes (12 U.S.C. § 1701j-3(d)). Fannie Mae allows a transfer to an LLC the borrower controls for loans it acquired on or after June 1, 2016 (Fannie Mae Servicing Guide D1-4.1-02). Ask your servicer in writing.

Insurance and taxes

Tell your insurer before title moves. For federal income tax, a single-member LLC is disregarded unless it elects corporate treatment (IRS). California uses the same classification (FTB LLC page), but single-member LLCs must still file Form 568 "even though they are considered a disregarded entity for tax purposes" and "are subject to the annual tax, LLC fee and credit limitations" (FTB single member LLC page).

• The LLC fee measures gross, not profit. "Total income" for the fee is gross income plus cost of goods sold (R&TC § 17942(b)). For a single-member LLC, FTB's Schedule IW instructions take the figures from the owner's federal Schedule B, C, D, E or F (2025 Form 568 booklet).
• Short-term stays owe occupancy tax. San Francisco collects 14% on stays of fewer than 30 days (sf.gov guide). San Diego requires a transient occupancy tax certificate before it licenses a host, and Los Angeles requires one unless the host lists only on platforms with a city agreement.

Keeping each LLC in good standing

• File the Statement of Information ($20) every two years in your window; after the Secretary of State's notice, missing it brings a $250 penalty, and a long lapse can end in suspension (Corp. Code §§ 17713.07, 17713.10).
• Pay the $800 tax by the 15th day of the 4th month of every taxable year and file Form 568. If an LLC doesn't file or pay, the FTB can suspend it, and "any contracts entered into during suspension or forfeiture are voidable at the request of any party to the contract other than the suspended or forfeited LLC" (2025 Form 568 booklet), so ask an attorney how that affects leases signed during a suspension.
• To close an LLC, file the final return with the FTB and the dissolution or cancellation with the Secretary of State; the $800 tax keeps coming until that certificate is filed (R&TC § 17941(b); FTB LLC page).
• Keep at the LLC's California office a current member list, the articles and six years of tax returns (Corp. Code § 17701.13(d)).
• Track cumulative transfers of LLC interests, and the 90-day BOE-100-B clock, whenever a member sells, gifts or adds an owner.
• Renew city registrations on their own clocks: Los Angeles fees fall due each January and Rent Registry information by the end of February, the San Francisco Rent Board wants its fee and inventory by March 1, San Francisco and San Diego short-term rental certificates and licenses last two years, and a Los Angeles Home-Sharing registration lasts one.

Before you file or transfer a property

• Attorney: the deed, the transfer-tax exemption wording, the Proposition 13 exclusion and the tenant-protection notice
• Servicer: is the transfer allowed?
• Insurance agent: named insured and any short-term rental coverage
• CPA: the $800 tax, the LLC fee, Form 568 and occupancy tax
• Assessor and recorder: the change-of-ownership report and exemption statements
• City: rental registration, and a short-term rental license for an individual host
• Calendar: the Statement of Information window, the 15th day of the 4th month, and the 90-day BOE-100-B deadline

Form it with Corpus

Corpus prepares and files your Articles of Organization and includes the first year of registered-agent service. The California page shows the current price. Corpus isn't a law firm: the deed, the reassessment filings, taxes and city registrations are separate steps.

Sources

• Cal. Corp. Code § 17703.04, liability of members and managers (Corpus official text): https://corpuslaw.us/code/e5e0171b-1193-42e2-bd1a-98a80799fcc0 ; § 17701.08, names: https://corpuslaw.us/code/fb8a7d6d-a7ff-482e-bb57-000a96f7cf32 ; § 17701.13, office, agent and records: https://corpuslaw.us/code/02ad9a61-637d-4a06-9fb8-567b67c0ba45 ; § 17701.02, definitions: https://corpuslaw.us/code/f99b016c-8a35-46c6-8ac7-6d7dea3b4d75 ; § 17702.01, articles of organization: https://corpuslaw.us/code/892441a4-b1c1-44bc-a5e6-654099b69747 ; § 17702.09, statement of information: https://corpuslaw.us/code/21818a9c-3d2d-4ece-a90f-c7548a31a743 ; § 17708.02, foreign registration (Corpus official text): https://corpuslaw.us/code/a283e98b-298f-4611-bdda-a47e2e5f54d4 ; § 17708.03, activities that are not transacting business: https://corpuslaw.us/code/d6ac7437-81d6-42c5-91c3-22c2b6ef94cf ; § 17708.07, suit by an unregistered foreign LLC: https://corpuslaw.us/code/f04999a5-75f7-492b-80c2-983644fe9357 ; § 17713.07, late statement penalty: https://corpuslaw.us/code/ad2a6ae8-275b-4964-971b-b5e8c71fc321 ; § 17713.10, suspension: https://corpuslaw.us/code/49d2739e-78a2-46aa-a3bc-4d8a9ce70d23 ; California Legislature: https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=CORP&division=&title=2.6.&part=&chapter=&article=
• Cal. Gov. Code § 12190, LLC filing fees (Corpus official text): https://corpuslaw.us/code/78d9e6bc-57df-42b9-a525-ae25aebcb6cb ; § 27388.1, state recording fee: https://corpuslaw.us/code/e993cb8b-5ee5-4ed8-bc1e-4fb751c1fefc ; § 27287, acknowledgment: https://corpuslaw.us/code/518c78eb-8a26-416c-9c40-718a52839b3d ; California Legislature: https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=GOV&sectionNum=12190 ; Cal. Rev. & Tax. Code § 17941, annual tax (Corpus official text): https://corpuslaw.us/code/e27dc03c-28dd-4574-b2dd-4856d0b70a3f ; § 17942, LLC fee: https://corpuslaw.us/code/2383a178-3d7a-4383-9ea9-c0ffd16aa59a ; § 23101, doing business: https://corpuslaw.us/code/fdc04908-ac49-4e4a-b7a2-c27ffc1c73c1 ; California Legislature: https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=RTC&sectionNum=17941 ; Cal. Rev. & Tax. Code § 62, exclusions (Corpus official text): https://corpuslaw.us/code/020ce746-90b6-4b03-ac28-5e0dd16c61d6 ; § 64, change in control and original co-owners: https://corpuslaw.us/code/ec4dee62-2326-4ce8-ae96-448f330e2f99 ; § 480.1: https://corpuslaw.us/code/3d4746f5-8251-462a-9872-f82aa410f0a2 ; § 480.2: https://corpuslaw.us/code/d3af00a8-ce02-4bc3-987b-fac8fb68ea61 ; § 480.3, preliminary change of ownership report: https://corpuslaw.us/code/a1d4dda7-f842-4a3d-b899-ea694955b18b ; § 482, penalty: https://corpuslaw.us/code/e8ac8cee-1c88-4636-926c-5e7d014bbbf7 ; California Legislature: https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=RTC&sectionNum=64 ; § 11911, documentary transfer tax (Corpus official text): https://corpuslaw.us/code/77e50d98-72f5-4eed-8de4-0ce478131d0e ; § 11925, exemptions: https://corpuslaw.us/code/347d94ec-937c-48b3-a501-edc8b5f6a1cc ; California Legislature: https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=RTC&sectionNum=11925
• Cal. Civ. Code § 1946.2 (Corpus official text): https://corpuslaw.us/code/5ff64ee6-06cb-4942-af0a-dd6c7d7344a3 ; § 1947.12: https://corpuslaw.us/code/14dbadb8-6716-428d-9743-87de017e7b4b ; § 1214, recording: https://corpuslaw.us/code/ae73976e-3f9b-4cf5-a61c-66303fd9dd55 ; § 1961: https://corpuslaw.us/code/e8ccd95e-90a6-4943-adf6-73fc921dff54 ; § 1962: https://corpuslaw.us/code/923e82b4-f376-4405-9236-6195974a24cf ; California Legislature: https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV&sectionNum=1946.2
• Los Angeles Municipal Code § 12.22 A.32, Home-Sharing (Corpus official text): https://corpuslaw.us/code/d8c92491-f55d-4891-9be5-4d3e22bdc7f3 ; Ordinance 185,931: https://planning.lacity.gov/odocument/d0270730-ad61-4c4d-90c3-7bef3812a369/HS_Ordinance.pdf ; Los Angeles Housing Department: annual bill and fees https://housing.lacity.gov/rental-property-owners/annual-rso-jco-scep-bill ; RSO overview https://housing.lacity.gov/residents/rso-overview ; what the RSO covers https://housing.lacity.gov/residents/what-is-covered-under-the-rso ; JCO registration regulation https://housing.lacity.gov/wp-content/uploads/2026/01/RAC-1300-Remediated.pdf ; Office of Finance, transfer tax and Measure ULA https://finance.lacity.gov/faq/measure-ula
• San Francisco Office of Short-Term Rentals: https://sfplanning.org/str/become-certified-host ; sf.gov short-term rental guide https://www.sf.gov/guide-opening-short-term-residential-rental ; Rent Board fee https://www.sf.gov/rent-board-fee ; Housing Inventory notice https://www.sf.gov/notice-of-rent-board-fee-and-housing-inventory-requirement ; Treasurer, lessors of residential real estate https://sftreasurer.org/information-lessors-residential-real-estate
• San Diego: Treasurer, STRO program https://www.sandiego.gov/treasurer/short-term-residential-occupancy ; Municipal Code ch. 5, art. 10, div. 1 https://docs.sandiego.gov/municode/MuniCodeChapter05/Ch05Art10Division01.pdf ; Rental Unit Business Tax https://www.sandiego.gov/treasurer/taxesfees/btax
• California Secretary of State: domestic LLC forms and fees https://www.sos.ca.gov/business-programs/business-entities/forms/limited-liability-companies-california-domestic ; foreign LLC forms and fees https://www.sos.ca.gov/business-programs/business-entities/forms/limited-liability-companies-foreign-out-state-or-out-country ; Form LLC-1 https://bpd.cdn.sos.ca.gov/llc/forms/llc-1.pdf ; Form LLC-5 https://bpd.cdn.sos.ca.gov/llc/forms/llc-5.pdf ; service options https://www.sos.ca.gov/business-programs/business-entities/service-options ; name reservations https://www.sos.ca.gov/business-programs/business-entities/name-reservations ; Statement of Information filing tips https://www.sos.ca.gov/business-programs/business-entities/statements
• Franchise Tax Board: LLC page https://www.ftb.ca.gov/file/business/types/limited-liability-company/index.html ; single member LLC https://www.ftb.ca.gov/file/business/types/limited-liability-company/single-member-llc.html ; series LLC https://www.ftb.ca.gov/file/business/types/limited-liability-company/series-limited-liability-company.html ; 2025 Form 568 booklet https://www.ftb.ca.gov/forms/2025/2025-568-booklet.html
• Board of Equalization: Legal Entity Ownership Program https://www.boe.ca.gov/proptaxes/leop.htm ; exclusions https://www.boe.ca.gov/proptaxes/leopexclusions.htm ; filing requirements and penalty https://www.boe.ca.gov/proptaxes/leoppenalty.htm ; change in ownership https://www.boe.ca.gov/proptaxes/leopcio.htm ; form BOE-100-B https://www.boe.ca.gov/proptaxes/pdf/boe100b.pdf ; California Property Tax, Publication 29 https://www.boe.ca.gov/proptaxes/pdf/pub29.pdf
• Los Angeles County Registrar-Recorder: recording fees https://www.lavote.gov/home/recorder/property-document-recording/fees ; documentary transfer tax https://www.lavote.gov/home/recorder/property-document-recording/documentary-transfer-taxes/general-info ; exempt transactions notice https://www.lavote.gov/docs/rrcc/documents/documentary-transfer-tax-statutes.pdf?v=2 ; SB 2 fee https://www.lavote.gov/home/recorder/property-document-recording/general-info ; legal entity transfers https://www.lavote.gov/home/recorder/legal-audits-and-tax-collections/legal-entity-corporate-documentary-transfer-tax-collections
• 12 U.S.C. § 1701j-3 (Corpus official text): https://corpuslaw.us/code/2fc8c7eb-0b53-4b5a-821a-477c5d2baf63 ; Fannie Mae Servicing Guide D1-4.1-02: https://servicing-guide.fanniemae.com/svc/d1-4.1-02/allowable-exemptions-due-type-transfer
• IRS single-member LLCs: https://www.irs.gov/businesses/small-businesses-self-employed/single-member-limited-liability-companies ; get an EIN: https://www.irs.gov/businesses/small-businesses-self-employed/get-an-employer-identification-number