Business Management

LLC or Umbrella Insurance: Which Is Better for Investors?

Expertise: Landlording & Rental Properties, Business Management, Personal Finance, Real Estate News & Commentary, Real Estate Investing Basics
102 Articles Written
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As a real estate investor, you want to make sure you are protected from liability. However, you may be wondering whether an umbrella insurance policy or limited liability company (LLC) structure is the right choice for you.

First, you need to understand what the two entities offer and how they work. In some cases, you could need both. In others, you may be fine with one or the other.  When I help my clients with asset protection, I look at the size of their portfolios, their levels of exposure, and their goals.

You don’t need an elaborate plan if you have no plans for growth and almost no exposure. Identify the real risks you face. Then you can make the right decision and move forward with confidence. To that end, let’s look at umbrella policies and LLCs and their implications for real estate investors.

What Is an Umbrella Insurance Policy?

An umbrella insurance policy provides coverage above and beyond the typical property insurance. It can help you cover the cost of substantial claims.

Most small business owners pay between $500 and $1,500 a year for umbrella liability insurance. Many policies have $1 million of per-occurrence limits, but that depends on your claims history and on the type of property you own. Umbrella policies are usually paid monthly.

It’s important to understand that an umbrella policy doesn’t cover any additional risk or liability areas. Let’s say your LLC owns an apartment building and a tenant makes a claim for damages that resulted from a failed repair job.

Related: What Kind of Insurance Do You Need as a Real Estate Investor?

You aren’t concerned at first because you have two layers of protection—liability insurance and an umbrella insurance policy. But when you present the claims to the insurance company, they may deny both of them.

Why? Your general liability policy didn’t include coverage for failed repairs. Since this policy didn’t provide coverage in this case, your umbrella policy also was useless.

Since you have an LLC, your personal assets are not at risk, but your business could have to pay a large settlement. Just because it’s called “umbrella” insurance does not mean you won’t get wet. In this example, your umbrella had some holes you didn’t know were there.

Does an LLC Offer Better Protections?

An LLC is a structure that combines the best parts of corporations, sole proprietorships, and partnerships into one entity. This structure offers owners liability protection, flexible management possibilities, and tax advantages.

When you have an LLC in place, it’s harder for a plaintiff to sue you personally. That means your personal assets like your home, car, and bank account are protected. All the assets of your business are at risk, however. For example, if your LLC owns multiple rental properties, a creditor could collect against those other assets.

It costs more to form and run an LLC than to work as a sole proprietor or as one member of a partnership. You must pay an initial filing fee to establish the LLC. The amount varies from state to state, and the average filing fee for an LLC in the U.S. was $132 in 2020. Annual fees also range widely, from $0 in Arizona to $800 in California.

You will need a Federal Tax ID Number (EIN) to open your business bank accounts. You’ll use this number when applying for credit cards, securing financing, and filing taxes.

Do You Need One or Both?

The choice between an umbrella policy or an LLC is not a one-size-fits-all decision. It depends on the type of investing you engage in. For example, you have more liability exposure when you have tenants. As we saw in the earlier example, if you own a multi-unit building or commercial property, you should probably have both an LLC and an umbrella policy.

If you rent out a single-family home in a stable neighborhood, you may need only an LLC OR an umbrella policy.

Four Pillars of Asset Protection

Think of asset protection as consisting of four pillars.

1. Insurance Policy

The first pillar is a good insurance policy that covers the majority of your exposure. However, it only protects you from one type of liability: accidents and negligence. Insurance doesn’t protect you from any part of the sale or acquisition of a property (e.g. somebody wanting to sue you for backing out of a bad deal or accusing you of selling them a property with defects like unknown termite damage).

2. Compartmentalized Assets

The second pillar is compartmentalized assets. This is often accomplished through the use of LLCs or corporations. Compartmentalization means that if something happens to one property, a lawsuit can’t touch you or the other properties. You should use either traditional LLCs or a series LLC (the new and more cost- and time-effective way).

No matter where you live or where you own assets, I personally recommend the series LLC as a tool for the individual investor who is planning to expand their operation. It allows them to scale infinitely for free.

Related: 6 Ways to Protect Yourself from Negligence & Liability Suits When Starting Out

3. Separate Operations and Assets

The third pillar is somewhat similar—you want to separate your operations from your assets. One company owns everything and does nothing. This is your SLLC, or your “asset holding company.” A completely separate company handles all of your operations (this is a traditional LLC, or your “operating company”).

The operating company serves as your face to the world and handles paying property management, paying contractors, collecting rent, and marketing your properties. The operating company takes on all of the liability that would otherwise fall back on you.

4. Anonymous Ownership

Finally, the fourth pillar of asset protection is owning everything anonymously. Anonymity can be accomplished by using trusts to own your companies as well as the assets.

Trusts remove your name from the public record. Even if someone can see you used to own a property, when properly transferred it will look like it was sold to investors. You are not the owner, legally speaking. The trust and the LLC are the owners of the asset/real estate, so you aren’t legally liable.

If you have questions on what coverage protects your assets in the most efficient and cost-effective way, it’s wise to consult a professional. That way, you can focus on making smart investments rather than worrying about your liability.

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What type of insurance protections do you use?

Tell us how you cover your assets in the comments.

Scott Royal Smith is an asset protection attorney and long-time real estate investor. His law firm, Royal Legal Solutions, helps thousands of real estate investors and entrepreneurs in all 50 states protect more than $1.2 billion in assets. Since 2014, he has published over 1,000 posts and articles on BiggerPockets and has appeared on hundreds of podcasts.
    Caroline Reeves Realtor from Nashville, TN
    Replied about 1 month ago
    This is such a great article Scott! It truly depends on the type of investing you engage in. Love the 4 pillars of asset protection as well.
    Loubert Jean Philippe New to Real Estate from Orange county
    Replied 29 days ago
    This is such a helpful article, I love it
    Greg Rulfs from Los Angeles, CA
    Replied 29 days ago
    Nice concise overview, very helpful!
    Rory Parsons
    Replied 29 days ago
    Brilliant article. So much value in here! Thank you for sharing
    Jason Denis Investor from Seattle, Washington
    Replied 28 days ago
    Excellent article, Scott. Clear, concise, and a wonderful overview providing a foundation to help one have an intelligent discussion with a pro. Thank you!
    Emma Peel Investor from Brooklyn, New York
    Replied 26 days ago
    Scott, this is a great article. The pillars of asset protection are a revelation! you suggested the series LLC's. What exactly is that? I am in NY and would like to trf home to be own anonymously. Thanks
    Andres Millet Developer from Yucatan Mexico
    Replied 25 days ago
    Scott, regarding number 3. Separate Operations and Assets. Is the operations company liable for something like a short circuit causing a fire and maybe damaging tenants goods? Or something worse (god forbid) ?
    Todd Thompson
    Replied 16 days ago
    I'm a new investor(plan to purchase 2 homes this year) and trying to decide what options is best for me, LLC or Umbrella policy. I'm interested in forming an LLC but have some concerns. I'm only aware of one lender who will provide financing to a LLC in Colorado. If I were to transfer the deed into the LLC after the sale from a traditional lender, the loan could be called in. I'm concerned because we may see rising interest rates in the long term. That said, so many investors are using LLCs, what am I missing?
    Justin Famulari Rental Property Investor from Charleston, SC
    Replied 13 days ago
    Series LLC; my mind is blown! But, unfortunately, it seems I live in a state where they don’t allow me to register for that type; thanks sunny South Carolina. I wonder if there is anyway around this? Either way, nice article! I feel like asset protection, and tax planning are both missing from my business...I’m trying to work on that. If anyone has any recommendations on professionals to consult, feel free to PM me!
    Troy Gandee Real Estate Broker from Charleston, SC
    Replied 12 days ago
    We unfortunately do not have a version of a Series LLC. I'm not a CPA or attorney, but I know plenty of folks who have one LLC be the owner/shareholders of other LLCs. A lot of folks have multiple LLCs that are controlled by an S Corporation in SC, but it's probably not worth doing unless you have significant liability or need the tax advantages. Justin Welch with AccountFin is the accountant and wealth planner that a lot of my investor friends and I use. You can reach out to him for a consult. Also, Brian Collie in Mt Pleasant is an attorney and does a lot of estate planning.