LLC for Tiny Home Builders

Why Starting an LLC for a Tiny Home Business Is Important

Personal Asset Protection

The top reason to form an LLC for a tiny home builder is to gain access to the personal asset protection provided by this business structure. Whether you operate your business as a solo operation or if you have employees helping you produce your tiny homes, you need the limited liability protections that an LLC can provide.

As an example, let’s say that you craft a tiny home for a customer, but you fail to correctly install plumbing. Your customer hooks up the water line and water shoots everywhere, ruining their cabinetry and flooring. If you operate your tiny home business as a sole proprietorship or general partnership, your personal assets — like your house, car, personal bank accounts, etc. — would be at risk if that customer decides to sue your business.

On the other hand, if you form an LLC for your tiny home building business, and you operate and maintain that LLC in a compliant fashion, the scope of your customer’s lawsuit will be limited to your business assets. In other words, your personal assets will be protected by the business structure you’ve chosen.

Taxation

However, this is just the tip of the iceberg when it comes to the advantages of the LLC for a tiny home builder. Another important aspect is taxation. The LLC actually provides its owners with a selection of options regarding how they want the business to be taxed, which can save you a considerable amount of money compared to simply operating as an informal business entity.

Sole Proprietorship/General Partnership

Your tiny home LLC can be taxed as a sole proprietorship (for single-member LLCs) or general partnership (for multi-member LLCs), which is the default option. With this tax structure, your tiny home building business itself does not pay taxes, but rather the profits are passed through the business entity and your owners pay taxes on that money when they file their own personal taxes.

C Corporation

You can also choose for your tiny home business to be taxed as a C corporation, although this option isn’t very popular because it subjects your business to what’s known as double taxation — meaning that your profits are taxed first on the corporate level and again on the personal level when they’re distributed to your owners.

S Corporation

The other option is S corporation taxation. There are quite a few limitations to electing S corp taxation, but most U.S.-based tiny home builders have no trouble meeting these requirements — your business cannot have more than 100 owners, they all must be either residents or citizens of the United States, etc.

S corp taxation can help your tiny home business save money by reducing your self-employment tax burden. Instead of paying self-employment taxes (a 15.3% tax that includes the employer and employee portions of Medicare and Social Security) on all of your business income, you can pay yourself and your co-owners a reasonable salary for your roles and only pay self-employment tax on that portion of your income, while you can reinvest the rest of it into your business without paying this tax.

Compared to operating a sole proprietorship or general partnership as a tiny home builder, the S corp taxation model can save you quite a bit of cash that you can use to buy materials and tools for your business, rather than writing a big check to Uncle Sam.

Enhanced Credibility and Name Uniqueness

Finally, an LLC structure can enhance the credibility of your tiny home business venture. Informal business entities don’t have exclusive assumed business names and typically operate under the personal name(s) of their owner(s). For instance, if your name is Johnny Smith and you operate a tiny home building sole proprietorship, your company’s name is also “Johnny Smith,” which obviously isn’t a great name for a business.

In this scenario, you could register a DBA (doing business as) name to give your business the ability to operate under an assumed business name, but DBAs have no exclusivity regarding their naming rights in many states. This means that if another home builder wants to use your DBA name as their own, they’re not only allowed to do so, but they can actually register a formal business entity with that name, preventing you from continuing to use your own assumed name.

With an LLC, you not only have the rights to exclusive use of a business name, but you will also have either the phrase “limited liability company” or the letters “LLC” in that business name. This provides your business with a jolt of respectability because customers respect the professionalism displayed by an LLC. Also, they typically feel more comfortable writing checks to a business entity rather than to an individual.

What Is an LLC?

First off, let’s quickly outline what an LLC is. LLCs are formal legal entities that are typically taxed similarly to sole proprietorships and general partnerships, in that the owners include any company profits or losses into their personal returns — the LLC itself does not owe income taxes.

An LLC may also elect to be taxed like a corporation, although this is not a very common option.

There are similarities to corporations too, especially when it comes to financial responsibilities. In an LLC, the owners or members are not usually personally accountable for the financial status of the business. This means that if someone sues your LLC, your personal assets are not at risk. For more information see our LLC definition page.

How to Start a Tiny Home Building LLC

The formation process for LLCs varies depending on which state you’re forming one in, but in general, the process has some universal steps that need to be taken no matter what state your business is located in. If you want a comprehensive overview of all the steps required to form an LLC, check out our complete guide on the topic. The basic steps in the LLC formation process in any state are as follows:

1) Choose an LLC name

Coming up with the perfect name for your new LLC is an important step. You’ll need to choose a name that represents your company and describes what you do, and you’ll also have to make sure it isn’t already in use by checking your state’s business database.

2) Designate a registered agent

Your LLC’s registered agent (which can be an individual or a professional service) is responsible for receiving important document deliveries from the state — like service of process, annual report reminders, etc. — and forwarding them to you. The registered agent ensures that the state always has a reliable point of contact for your business.

3) File your formation documents with the state

The form used to create an LLC is usually called the Articles of Organization, although the name can vary (some states call it the Certificate of Formation or something similar). You’ll need to provide the state with some basic information about your business and its owners. In exchange, the state will formally create your LLC.

4) Acquire an EIN

The Employer Identification Number (EIN) is a federal tax ID number that essentially functions as a Social Security number for a business. The EIN allows your business to hire employees, pay taxes, apply for bank loans, and more. You can easily obtain an EIN from the Internal Revenue Service free of charge.

5) Create an LLC operating agreement

Most states don’t require operating agreements but every LLC should have one regardless. This is an internal document that outlines several key operational aspects of your LLC. The value of the operating agreement is how it can help prevent ownership disputes down the line by clearly explaining how the LLC will be run.

6) Create a financial infrastructure

You will need a business bank account for your LLC, and you’ll probably want a business credit card for work-related expenses as well. It’s also a good idea to use accounting software like QuickBooks or even hire an accountant to handle your bookkeeping for you.

7) Handle taxes, licenses, and permits

Depending on your state, you may need a general business license to operate your LLC in compliance with state requirements. There aren’t any specific licenses required for building tiny homes, but your business will need to abide by your state’s building codes, and may also be subject to inspections. Don’t forget to check with your state to see if there are franchise or privilege taxes assessed on LLCs, and also see if your municipal and/or county government entities have any further licensing requirements.

8) Understand maintenance requirements (annual reports, franchise taxes, etc.)

Again, these requirements can vary by state, but most states require some sort of regular report to ensure that your LLC’s info is up-to-date in the state’s business database. Some states require reports each year, while others only require them biannually or not at all. No matter what your state requires, you’ll need to stay on top of it to keep your LLC in good standing.

Additional Resources for Starting a Tiny Home Building Business

1) HomeLight

HomeLight’s main purpose is to connect homebuyers with qualified real estate agents in their area, but the page we linked to is their “6 Real-Life Tiny Home Builders Share Their Secrets” article. This is a long article packed with useful information to help you build tiny homes efficiently and effectively, and we highly recommend reading each of their six stories.

2) The Tiny Life

The Tiny Life focuses relatively equally on tiny houses, minimalism, and homesteading, so not all of their information is relevant for our purposes. Still, they have some fantastic resources for tiny home builders, like their “Tiny House Building Checklist” and their comprehensive book titled “How to Build a Tiny House.”

3) Tiny House Zoning Regulations from Curbed

Even though this article was written back in 2016, most of the information is still relevant because these regulations don’t exactly change every day. This is an excellent resource that can help you figure out which American jurisdictions allow tiny homes, which in turn can help you determine where is the best place to start your business.

4) How to Start a Tiny House Hotel Business

This awesome article comes from B&B Micro Manufacturing, Inc., and it makes the compelling case for starting a “tiny house hotel.” This form of lodging allows vacationers to stay in places that don’t typically have regular full-service hotels, like campgrounds, wedding venues, and more. It’s a great idea for a business, and it’s not a market that’s terribly oversaturated either!

5) Tiny House Blog

Tiny House Blog is one of the best regularly updated resources for tiny home builders and enthusiasts. They have lots of great articles to help you build your business, like their “Making a Living With a Tiny House-Based Business” post which describes dozens of different careers that are based around either living in a tiny house or producing them.