My HOA bans pets over 40 pounds Is that legal?

HOA pet size restrictions generally must be waived when a resident has a legitimate service or assistance animal under the Fair Housing Act, which requires housing providers to make reasonable accommodations for people with disabilities. Courts have consistently ruled that allowing assistance animals—even in communities with strict pet rules or bans—is a reasonable accommodation if the animal is necessary for the resident’s use and enjoyment of their home. Because of this, weight or breed limits in HOA documents are often overridden when the animal is related to a disability. Although federal guidance on these issues was withdrawn in 2025, legal experts believe courts would likely still favor allowing assistance animals even if they exceed size restrictions.

Read More: Packerswire

Are Your HOA Fees Hiding a Tax Break?

Most homeowners cannot deduct HOA fees on their taxes if the property is their primary residence. However, deductions may be possible if the home is used for business purposes—such as a dedicated home office for self-employed individuals—or if the property is rented out, where HOA dues can be treated as a rental expense. In cases where only part of the home is used for business or rental purposes, the deduction must be prorated based on square footage or time rented. Additionally, special HOA assessments for repairs may be deductible, while those used for improvements may increase the home’s cost basis and potentially reduce capital gains taxes when the property is sold.

Read More: Realtor.com

The Art of the Professional Pivot: What to Do When the Board Disagrees with You

In community association management, disagreement isn’t a disruption—it’s part of the process. Whether you’re a seasoned manager recommending a course of action, or a Board member in the minority of a vote needing to support the decision, knowing how to move forward with professionalism and unity is essential.

At Association Management Group (AMG), we’ve learned over 40 years that strong communities aren’t built on always being “right.” They’re built on respectful collaboration, clear roles, and knowing when to bring in specialized expertise.

1. Your Opinion Is Professional—Not Personal

Every manager and Board member brings experience and perspective to a decision. One manager might urge a timely roof repair based on wear patterns; one board member might oppose a new rule change because neighbors are concerned about fairness.

When the Board ultimately votes in a direction you didn’t advocate, the transition from debate to support matters. The goal is not to win every argument—but to uphold the community’s collective decision with integrity.

This approach reflects Local Carolina Expertise and the humility that comes with professional maturity.

2. Know Where Expertise Begins—and Ends

The best leaders know when to connect the Board with specialized professionals.

  • Legal ambiguity? Recommend a consultation with the association’s attorney.

  • Structural or infrastructure concerns? Bring in a licensed engineer.

  • Insurance questions? Connect with a dedicated risk specialist.

Imagine a community divided over a new parking enforcement policy. Rather than entrenching opinions, a manager coordinated a session with the association’s attorney and an insurance advisor. The expert input clarified liability concerns and helped the Board adopt a policy everyone could support going forward.

This kind of vendor coordination and documentation helps Boards make informed decisions and protects the association.

3. Stewardship Means Supporting the Decision

Once a decision is made—even one you didn’t vote for—your role is to help implement it clearly and consistently. Draft homeowner communication, schedule services, and ensure financial planning reflects the new direction using Transparent Financial Reporting.

This is especially meaningful for Board members in the minority: unified action maintains confidence and community cohesion. One Board member shared, “I didn’t vote for the approach—but once it passed, I made sure our communication was clear and consistent. That earned trust across the neighborhood.”

4. AMG’s Role: Connector, Steward, Trusted Advisor

At AMG, our CAI‑Accredited Management (AAMC®, PCAM®) professionals aren’t just administrators. They’re trusted partners who provide Board Empowerment Tools, facilitate discussions, and help communities navigate challenges with confidence.

We know that effective management isn’t about having the loudest voice—it’s about facilitating informed decision‑making and helping Boards translate choices into action.

Because in the end, the strength of a community isn’t measured by how often people agree, but by how effectively they move forward—together.

Note: This blog is for informational purposes only and does not constitute legal, engineering, or financial advice. Boards should consult licensed professionals for guidance in those fields.

Backyard Chickens? Not Without HOA Approval

A Missouri judge has ruled that homeowners associations and local governments can once again regulate backyard chickens, overturning a 2024 state law that allowed property owners to keep up to six hens without restriction. The decision came after Four Seasons Lakesites, a large Lake Ozark community, sued the state, arguing the law interfered with reasonable HOA covenants. Judge Brian Stumpe found the law unconstitutional for violating Missouri’s “single subject” rule, rendering it invalid. The ruling is being hailed as a major victory for community associations and their right to self-govern.

Source: Komu

Should an HOA Get Involved in Rezoning Matters?

Understanding the Role of Community Associations in Local Development Decisions

The recent lawsuit by residents of New Irving Park in Greensboro, NC, challenging a rezoning decision that would allow eight townhomes in their single-family neighborhood, has raised important questions for homeowner associations (HOAs) and condominium boards. Should your HOA get involved in rezoning efforts? And if so, how? At Association Management Group (AMG), we believe that supporting board members in navigating these complex issues—without overstepping legal or governance boundaries—is part of our value as an accredited, advisory-focused management company. Below, we explore the considerations and the compliant, strategic role HOAs might play.

When and Why HOAs Might Consider Getting Involved

While HOAs are not land-use authorities, their boards may wish to monitor or engage in rezoning proposals that affect property values, neighborhood character, traffic patterns, or infrastructure use.

  • Boards may choose to get involved when:

  • Rezoning affects property values or the quality of life of homeowners.

  • Density increases strain infrastructure, green space, or safety.

  • The proposed use contradicts the original development intent that owners relied on when buying homes.

  • The association is asked to weigh in by the city, developer, or residents.

How an HOA Can Engage—Without Overstepping

While it may be tempting for a board to speak on behalf of the community, it’s essential to remember that boards must operate within their legal and fiduciary boundaries. AMG helps boards:

  • Coordinate with legal counsel to determine what the board is legally permitted to say or do.

  • Organize owner forums or surveys to gauge community sentiment.

  • Support homeowner education by sharing meeting notices or public hearing details.

  • Refer questions to professionals, rather than interpreting zoning laws directly.

  • Present well-organized information to the board to support transparent, documented decision-making.

What HOAs Should Avoid

To protect the association from liability or overreach, boards should avoid:

  • Issuing blanket positions without a member vote or legal review.

  • Making public statements that suggest authority they don’t have.

  • Interpreting zoning law or city policies without attorney guidance.

  • Engaging in political activity beyond the scope permitted by governing documents.

AMG’s Role: Support Without Overreach

As an accredited AAMC® firm (Accredited Association Management Company) by CAI, managing more than 30,000 homes across the Carolinas, AMG empowers boards with clear, compliant options. With a 4.7-star Google rating and average manager tenure over 10 years, our proven experience helps your board lead with confidence. Here’s what AMG does—and doesn’t do—when zoning issues arise:

  • We support boards in understanding how proposed zoning changes may impact their community.

  • We help coordinate with legal counsel, city departments, and homeowners.

  • We facilitate communications, surveys, and meetings.

  • We don’t offer legal opinions, make zoning decisions, or speak for the board without direction.

Final Thoughts: A Strategic, Thoughtful Approach

Whether your board chooses to engage in rezoning issues depends on your community's values, governing documents, and legal advice. But one thing is certain—boards should never navigate these situations alone. As one board president recently said: "AMG helped us stay organized and compliant when development came knocking on our doorstep. They gave us the tools—not just opinions."

Ready for Expert Support?

Schedule a Complimentary Management Assessment to see how AMG can help your board confidently lead through growth and change—without overstepping its authority.

Visit AMGworld.com/info-request-for-proposal to get started.

AMG is Often Asked, “What is a Commercial Vehicle” in an HOA? It Might Be Time to Clarify.

In many established communities, the covenants, conditions, and restrictions (CC&Rs) were written decades ago—often before today’s mix of residents, vehicles, and lifestyles took shape. It’s not uncommon for HOA boards to find themselves facing gray areas when it comes to enforcing parking restrictions, especially around “commercial vehicles.”

When the Rules Are Vague, Enforcement Gets Risky

One of the most common enforcement challenges for HOA boards is defining what a “commercial vehicle” actually is. The term might be used in your governing documents—but if it’s not clearly defined, and it’s often not, you’re left navigating a moving target.

Here’s where it gets tricky: without a published, board-approved policy or definition, one resident’s work van might be considered acceptable while another’s wrapped SUV draws complaints. The result? Frustration, uneven enforcement, and potential conflict.

Consider These Key Questions

When reviewing or establishing rules around commercial vehicles, boards often ask:

  • Is the concern the size of the vehicle, or the fact it’s used for work?

  • Are visible logos or mounted equipment the issue?

  • Should emergency vehicles like police cruisers or rescue units be treated differently?

  • Are there clear safety or parking limitations that make certain vehicles impractical?

Every community is different. For some, aesthetics are the priority. Others focus on preserving space in limited parking areas. Either way, what matters most is consistency—and that starts with clarity and member engagement  

Boards May Have Options—But They Need a Clear Policy

If your CC&Rs don’t define what qualifies as a commercial vehicle, your board may have the authority to adopt community rules or a policy that fills in those gaps. These policies or rules can outline specific characteristics that are prohibited—such as exterior signage, ladder racks, oversized dimensions, or utility trailers.

Important: Coordinate with your HOA attorney to make sure any proposed policy aligns with your governing documents and applicable laws. A written, board-approved rule—especially if recorded or published formally—can go a long way in helping to ensuring enforcement is fair, transparent, and consistent.

How AMG Helps Boards Navigate the Gray Areas

At AMG, we are not lawyers but expert facilitators. We don’t provide legal advice. Instead, we assist you in finding the most effective lawyers for each specific matter, thereby saving you headaches, time, effort, and financial resources. AMG supports your board by helping you get organized around enforcement policies, coordinating with legal counsel when needed, and ensuring homeowners are clearly informed about the board’s decisions.

Our role is to streamline the process, document policies professionally, and support consistent communication and follow-up—always under the direction of the board.

Why Board-Led Policy Matters

  • Protects the Board: A clear rule reduces ambiguity—and legal exposure—for board members making enforcement decisions.

  • Respects Residents: Everyone knows the standard and can plan accordingly.

  • Supports Uniformity: No guessing, no favoritism, no back-and-forth drama.

Ready to Simplify Parking Enforcement?

If your community is wrestling with vehicle rules or any other compliance gray area, AMG can help your board regain clarity and confidence. From policy coordination to documentation and communication support, our team delivers professional, high-touch service that makes self-governance less stressful—and more effective.

“AMG helped us establish a fair and enforceable vehicle policy that finally put an end to confusion and conflict. Their guidance was a game-changer for our board.”

— HOA Board Member, Greensboro, NC

Schedule a Complimentary Management Assessment

Let’s talk about what’s working—and what’s not—in your community. Get expert support without added stress.

Click here to schedule your Complimentary Management Assessment today.

HOA Ruining Your Life? 10 Unenforceable HOA Rules—and How You Can Fight Back

Living in an HOA community can come with great benefits like well-maintained amenities and neighborhood events, but it may also include absurd or unenforceable rules. Some HOA boards overstep their authority by violating legal boundaries or enforcing rules inconsistently, which can open them up to liability or lawsuits. Homeowners have rights protected by state and federal laws, such as the right to fair housing, privacy, and reasonable rule enforcement. If an HOA violates these rights or its own CC&Rs, residents can challenge the rules, request hearings, and even take legal action.

Source: Realtor.com

Can an HOA in SC give you a real speeding ticket?

HOAs in South Carolina have the authority to set speed limits on private roads, but they must obtain approval from the county sheriff and follow proper signage regulations. While HOAs cannot issue state-recognized speeding tickets or make arrests, they can enforce fines for speeding violations as part of their governing documents. Homeowners who receive a fine can dispute it through the HOA’s dispute resolution process, but refusal to pay could lead to further civil penalties, including potential foreclosure in extreme cases. Additionally, HOAs can hire private security or off-duty officers to patrol, but these officers can only issue citations on behalf of the HOA, not the state.

Source: TheIslandPacket

Pickleball Court Costs & HOA Considerations: What Association Leaders Need to Know

By Paul Mengert, CEO of Association Management Group

Thinking of adding a pickleball court to your HOA? Learn about costs, legal considerations, and community impact in this guide for association leaders.

Introduction: The Growing Demand for Pickleball in HOAs

Pickleball is one of the fastest-growing sports in the U.S., and many homeowners’ associations (HOAs) are being asked whether to add courts to their communities. While new amenities can enhance property values and resident engagement, they also require careful financial planning, legal review, and member support analysis.

As the CEO of Association Management Group (AMG)—one of the Carolinas’ leading community association management firms—I frequently advise HOA boards on new amenity projects, including pickleball court construction. This blog provides a general cost breakdown, discusses court construction challenges, and highlights legal and financial considerations for association leaders.

Important Note: Pickleball court costs vary widely by location, surface material, and site conditions. This guide is intended as a starting point—HOA boards should consult legal, financial, and real estate experts before proceeding.

How Much Does It Cost to Build a Pickleball Court?

The cost of constructing a dedicated pickleball court ranges from $35,000 to $80,000. Several factors impact the final price:

1. Court Size & Layout

- Standard court (30' x 60'): $35,000–$50,000

- Larger court (34' x 64'): $40,000–$80,000

- Multi-court complexes save on per-court costs due to shared site preparation.

2. Surface Materials

- Post-Tension Concrete (Best Option) → $20,000+

- Rebar-Reinforced Concrete (Good Option) → $15,000+

- Asphalt (Budget Option) → $10,000+, but higher maintenance costs

- Acrylic Surfacing (Required for Playability) → $5,000–$15,000

3. Fencing & Lighting

- Chain-link fencing (4ft high) → $35 per linear foot

- Vinyl-coated fencing (10ft high) → $125 per linear foot

- Basic LED lighting → $2,500

- Tournament-quality lighting → $12,500

4. Site Preparation & Drainage

- Flat land → Lower costs

- Hilly terrain or poor soil → Adds $10,000+ in grading and drainage solutions


Converting a Tennis Court into Pickleball Courts

A cost-effective alternative is converting an existing tennis court into pickleball courts.

Multi-Use Court Benefits

- A single tennis court (78’ x 36’) can accommodate up to four pickleball courts.

- Dual-use lines allow tennis and pickleball play on the same surface.

- Portable pickleball nets enable easy switching between sports.

**Conversion Cost Estimate:**

- Painting pickleball lines → $1,000–$3,000

- Adjustable net systems → $150–$500 per court

- Total cost: Much lower than building a new court from scratch


Challenges & Considerations for HOA Pickleball Courts

1. Noise Concerns

Pickleball courts generate more noise than tennis due to the hard paddle-and-ball impact. This has led to complaints in some communities.

Mitigation Strategies:

- Locate courts away from homes

- Install noise-reducing barriers

- Restrict play hours

2. Legal & Liability Issues

HOA boards must review governing documents to ensure they can add a pickleball court without violating existing rules.

Consult legal counsel to determine:

- Whether a membership vote is required

- If insurance policies need coverage adjustments

- Any zoning restrictions that apply

3. Impact on Property Values

While amenities generally increase property values, a poorly planned court could do the opposite.

Best Practices:

- Consult real estate professionals for property value impact analysis.

- Survey homeowners to ensure broad support.

- Plan for long-term maintenance costs.


Assessing Community Support for Pickleball Courts

A common challenge HOA leaders face is vocal minority influence—a small but passionate group may push for a pickleball court, while the majority may not actually want or use it.

How to Gauge True Community Interest:

✔ Conduct surveys to measure overall resident support.

✔ Hold town hall meetings to discuss the pros, cons, and costs.

✔ Weigh input from real estate professionals, appraisers, and financial advisors.


Final Thoughts: Proceeding with Expert Guidance

Adding a pickleball court can be a valuable investment for a community, enhancing recreation, social engagement, and property appeal. However, it’s critical to:

✔ Consult an attorney for legal compliance.

✔ Engage real estate and valuation experts to assess impact on property values.

✔ Survey homeowners to ensure broad support for the investment.

✔ Plan for long-term maintenance and costs to protect the association’s financial health.

By taking a thoughtful, well-researched approach, community associations can make informed decisions that best serve their members both now and in the future.

For more insights on association management, amenities, and budgeting, visit www.AMGworld.com.

What Should Your Community Association Do If an Injury Occurs on Common Property?

When someone is injured on common property, it can be a stressful and potentially serious situation. The first priority is always the health and well-being of the injured person. As a board member, you or your management team should begin by providing empathy and immediate assistance. If the injury appears serious, call 911 right away and administer basic first aid if possible and safe to do so. Ensuring that emergency medical services are notified promptly is crucial in safeguarding the individual’s well-being.

Once the situation is under control, the next step is crucial but often overlooked: notify your community association’s insurance provider. This is where many well-meaning boards make costly mistakes by attempting to resolve the issue themselves. Here’s why promptly involving your insurance company is essential for associations in North and South Carolina.

Why Self-Help Solutions Can Be Risky

It may seem tempting to handle the situation within the board or management team. You might want to offer compensation or agree to cover medical costs out of goodwill. However, doing so can create unintended legal and financial consequences. Any statements made, promises given, or payments offered could be seen as admissions of liability. This can complicate the situation and expose your community to significant risks, including lawsuits or excessive claims.

A Cautionary Tale: When a Board Tried to Handle an Injury on Their Own

A few years ago, a resident named Sarah slipped on a wet spot near the pool in her community in Greensboro, NC. The board members on-site, wanting to help, quickly reassured Sarah that the association would cover her medical bills. They even offered her a small payment to cover initial expenses, thinking it would resolve the situation amicably.

However, things became more complicated than they realized. Sarah had a pre-existing ankle injury from years earlier, which contributed to the severity of her condition and the need for surgery. When the board later tried to argue that the injury was only partially related to the fall, their previous promises undermined their position. Since they had already offered compensation without involving the insurance company, the association was seen as having admitted full liability.

Without proper documentation or an official investigation, the insurance provider had limited options to defend the claim. The case ended up in court, and the association faced not only costly legal fees but a large settlement. This ultimately led to a special assessment on homeowners to cover the expenses.

This situation could have been avoided had the board followed protocol by offering immediate empathy and support while referring the claim to their insurance provider. By doing so, the association would have ensured a thorough investigation, accurate liability assessment, and professional claim management.

How Insurance Protects Your Association

Your insurance provider plays several key roles in managing incidents on common property:
1. Investigation and Evidence Collection: Adjusters and investigators can quickly gather the facts, ensuring an accurate and thorough understanding of the incident.
2. Liability Assessment: They determine whether the association may be held responsible and handle communications with the injured party.
3. Legal Defense: If the injury leads to a lawsuit, your insurance coverage typically includes legal defense. Without this protection, the association could face steep legal fees and court costs.
4. Settlement Negotiation: Insurers have extensive experience negotiating fair settlements, often achieving better outcomes than what a board might secure on its own.

Compliance with Policy Terms

Most insurance policies include provisions that require prompt notification of potential claims. Failure to comply can jeopardize coverage, meaning the association could be left paying out-of-pocket for damages, legal fees, or medical expenses. By reporting the incident immediately, you ensure that your association remains in compliance with its policy, protecting your financial interests.

What to Do After an Injury

Here’s a quick checklist for boards and community managers:
1. Prioritize Safety and Health: Provide first aid and call emergency services if needed.
2. Document the Incident: Record details such as the time, location, nature of the injury, and any witnesses.
3. Notify Your Insurance Provider: Report the incident promptly, allowing them to take over claim management.
4. Avoid Direct Negotiations: Refrain from making promises, admitting fault, or offering compensation. Leave all communications regarding liability to your insurance company.
5. Follow Up: Work with your insurance provider and management team to stay updated on the claim’s progress.

Final Thoughts

As a community association board member, you have a fiduciary duty to protect the association’s resources and legal standing. Accidents can happen, but how you respond can make all the difference. By prioritizing the injured person’s health and promptly involving your insurance provider, you minimize risks, protect your community, and ensure that the situation is handled professionally and compassionately.

At Association Management Group, we specialize in helping associations in Greensboro, Winston-Salem, Charlotte, and Greenville develop effective risk management procedures. Our experienced team works closely with communities to ensure they’re prepared for any situation that may arise.

Contact us today to learn more about how we can support your community!

Can an HOA in SC make you take down your Christmas lights and decorations when it wants?

Homeowners in neighborhoods with HOAs should be mindful of restrictions on holiday decorations, as most HOAs limit the time they can remain up. Columbia attorney Kathleen McDaniel notes that HOAs can regulate outdoor decorations, flags, and displays if allowed by their restrictive covenants, which commonly include such provisions. HOAs help maintain community standards, which can boost property values.

In South Carolina, about 25% of homes are under HOA regulation, and many allow holiday lights from 30 days before the holiday until the second week of the new year. Non-compliance may result in fines. The South Carolina Department of Consumer Affairs oversees HOA-related complaints but lacks enforcement power, instead tracking and reporting issues to the General Assembly.

Read More: TheState

Are HOAs allowed to ban street parking in NC neighborhoods? Here’s what legal experts say

Homeowners’ associations (HOAs) in North Carolina are stirring debate over their power to enforce street parking bans, a common rule designed to address safety and aesthetic concerns. Recent discussions on social media platforms like Nextdoor highlight divided opinions, with some residents frustrated by restrictions that limit parking options for families or guests, while others advocate stricter enforcement to avoid street clutter and safety hazards.

Under the North Carolina Planned Community Act, HOAs established after 1999 have the authority to regulate parking, even on public streets, if outlined in their community’s restrictive covenants (CCRs). Legal experts note that these rules aim to maintain order, but they are often contentious among residents.

A proposed bill could change this dynamic by prohibiting HOAs from enforcing parking rules on public roads maintained by the state or local governments, regardless of what is stated in the CCRs. If passed, this legislation would limit HOA authority and potentially resolve ongoing conflicts.

Source: The Charlotte Observer

I’ve owned my North Carolina townhouse since 2023 — but now my HOA is charging me $13K for hailstorm damage that happened 2 years before I bought. What are my legal options?

When buying a home within an HOA, you're responsible for costs, including any special assessments imposed after you move in, even if the damage occurred before your purchase. Homeowners insurance may cover these costs if you have loss assessment coverage, but if not, you could be left paying out of pocket or negotiating a payment plan with the HOA.

Read More: MSN Moneywise

Editors Note: When owning a home in a planned community, even though the association is responsible for certain maintenance duties, other issues, such as storm damage, may fall on the homeowner. In these communities, homeowners typically carry their own insurance and are responsible for making repairs related to covered perils and/or items not designated as the association’s responsibility. Additionally, homeowners may be responsible for costs like special assessments imposed after they move in, even if the damage occurred before their purchase. It’s important to check your covenants and policies carefully, particularly to understand your maintenance responsibilities and to see if you have loss assessment coverage, which may help cover the costs, in some instances. While this may seem onerous, when compared to buying a single-family home, the same or similar risks and responsibilities generally exist in both situations.

That pesky HOA? Here's why you should embrace it

South Carolina has one of the highest percentages of homeowners living in community associations (HOAs), with 80% of new homes built in 2020 requiring an HOA. Approximately 26% of the state's residents live in HOA-governed communities, reflecting a trend towards planned developments. HOAs are valuable for maintaining property values, enhancing community aesthetics, and fostering a sense of community. However, while some residents criticize HOA rules as overreaching, these organizations play a crucial role in ensuring safety, effective governance, and the overall quality of neighborhoods in the state. Despite occasional issues with board overreach, HOAs remain essential to South Carolina’s thriving communities.

Adapted from source: Greenville News

What You Need to Know about the Corporate Transparency Act

This article was originally published on March 15, 2024 by Lindsey Behnke in Association of Corporate Counsel South Carolina, First Quarter Newsletter.

ACC South Carolina Newsletter

The Corporate Transparency Act (CTA) was enacted into the National Defense Authorization Act for Fiscal Year 2021 as part of an effort to curb money laundering and other illicit activities by increasing transparency in the ownership of businesses. The CTA went into effect on January 1, 2024, and requires the United States Treasury Department’s Financial Crimes Enforcement Network (FinCEN) to establish and maintain a national registry of beneficial owners of entities that are deemed reporting companies.

            The CTA potentially subjects attorneys and other professionals who advise businesses and assist with their formation to new obligations and penalties. However, the exact implications for these professionals are still unclear. The overarching concerns include advising on the CTA’s requirements and balancing disclosure requirements with responsibilities and ethical obligations.

Timeline for Compliance

            On January 1, 2024, Reporting Companies were able to make their first Beneficial Owner Information (BOI) report on the FinCEN website. New entities formed on or after January 1, 2024, but before January 1, 2025, must file the report within 90 days of receiving confirmation of the entity’s creation. 31 CFR § 1010.380(a)(1)(i)(A). New entities formed on or after January 1, 2025, must file the report within 30 days of the entities’ creation. 31 CFR § 1010.380(a)(1)(i)(B).

            Entities that existed before January 1, 2024, have a full year to comply with the CTA and must file the report by January 1, 2025. 31 CFR § 1010.380(a)(1)(iii). Further, companies that existed before January 1, 2024, do not need to include company applicant information on their initial report. 31 CFR § 1010.380(b)(2)(iv).

            Once the initial report is made, companies must remain mindful of updating requirements. There is no recurring annual update requirement; the company must only update as needed. 31 U.S.C. § 5336(b)(1)(D). If there is any change to the beneficial ownership or any other information submitted in a report, the reporting company must, within 30 days of the change, submit an updated report to FinCEN. 31 CFR § 1010.380(a)(2)(i)

Who Needs to Comply?

            Not every company needs to file a BOI report with FinCEN. The new requirements apply only to “Reporting Companies,” which is any corporation, limited liability company, limited partnership, or “other similar entity” created by filing a document with the Secretary of State or similar office under the law of a state or Indian tribe. 31 U.S.C. § 5336(a)(11)(A)(i).

Foreign reporting companies are also subject to the reporting requirements, including any corporation, LLC, or other entity formed under the law of a foreign country and registered in any state or tribal jurisdiction by filing a document with a secretary of state or any other similar office. 31 U.S.C. § 5336(a)(11)(A)(ii).

            There are several exceptions to the reporting requirements, which generally fall within, but are not limited to, the following three categories: (1) entities that already carry significant disclosure obligations, such as banks, insurance companies, and registered investment advisors; (2) tax-exempt entities, such as charities, charitable trusts, and political organizations; and (3) large operating companies. 31 U.S.C. § 5336(a)(11)(B). A company is considered a large operating company if it meets three requirements: (1) operating presence at a physical office within the United States; (2) at least 20 full-time employees within the United States; (3) filed an income tax or information return demonstrating at least $5 million in gross receipts from U.S. sources. See § 5336(a)(11)(B)(xxi). Exempt entities should be made aware that if their exempt characteristics change, they may become Reporting Companies.

Contents of the Report

            Reporting Companies need to identify each Beneficial Owner and each Company Applicant by that person’s full legal name, date of birth, current residential street address (or business street address for a Company Applicant that files in the ordinary course of business), a unique identifying number from an identification document (e.g., passport or driver’s license), and an image of the identification document. 31 U.S.C. § 5336(b)(2)(A); 31 CFR § 1010.380(b)(1)(ii). The report must also include the full legal name and any “doing business as” name of the reporting company, its complete current address, the company’s TIN, and the state, tribal, or foreign jurisdiction of the company’s formation. 31 CFR § 1010.380(b)(1)(i).

Who is a Beneficial Owner?

            The CTA defines a Beneficial Owner as anyone who either (1) exercises “substantial control” over the Reporting Company or (2) directly or indirectly owns at least 25% of a Reporting Company. 31 U.S.C. § 5336(a)(3)(A).

            “Substantial control” includes any individual acting as a senior officer, exercising authority over appointing or removing senior officers or the majority of the board of directors, exercising substantial influence over important decisions, or any other similar exercise of control. 31 CFR § 1010.280(d). The Regulations provide a non-exhaustive list of important decisions that indicate substantial control. 31 CFR § 1010.380(d)(1)(i)(C).

            Ownership includes equity, stock, or similar instruments regardless of transferability or classification and capital or profit interests in an entity; any instrument that can be converted into shares or instruments, including warrants, rights, or futures; and options, privileges, or arrangements to buy or sell the items above are also considered ownership interest, except for those created and held by third parties without the Reporting Company’s knowledge or involvement. 31 CFR § 1010.380(d)(2)(i). Additional parameters for ownership can be found in 31 CFR § 1010.380(d)(2).

            There are a few exceptions where individuals who meet the requirements may not be considered Beneficial Owners: (1) a minor child, if the information of the parent or guardian is reported instead; (2) an individual whose sole interest in the company derives from a future right of inheritance; (3) an individual who holds an interest merely on behalf of another person as a nominee, intermediary, custodian or agent (the individual acting as the principal is the Beneficial Owner); (4) employees of the Reporting Company (who are not senior officers); and (5) creditors whose interest derives solely from the right to be repaid a sum of money or similar right intended to secure the right of payment or to enhance the likelihood of repayment. 31 U.S.C. § 5336(a)(3)(B)

Who is a Company Applicant?

            A Company Applicant is the person who files the document with the Secretary of State or similar office that creates the entity and/or the individual who directs or controls the filing of the document. 31 CFR § 1010.380(e). For example, this could be the paralegal who files the document and the attorney who directs them to do so. Both would be required to submit their personal information to FinCEN as part of the reporting company’s initial report. If an attorney or law firm chooses to have the reporting company itself make the disclosures to FinCEN, it will have to provide personal identifying information to the client. To avoid this, the attorney may submit the report to FinCEN, leaving the attorney responsible for ensuring the report is accurate. The only way for an attorney to entirely avoid these concerns is to refrain from filing formation documents.   

Penalties

            It is unlawful for any person to “willfully provide, or attempt to provide, false or fraudulent beneficial ownership information, including a false or fraudulent identifying photograph or document, to FinCEN. . .or willfully fail to report or complete or update beneficial ownership information to FinCEN.” 31 U.S.C. § 5336(h)(1). Anyone who violates this can be subject to a civil penalty of $500 per day for each day the violation continues, or a fine of not more than $10,000 or two years imprisonment, or both. 31 U.S.C. § 5336(h)(3)(A).

            Further, it is unlawful for any person to knowingly disclose or use the beneficial ownership information obtained by the person through a report or disclosure submitted to FinCEN. 31 U.S.C. § 5336(h)(2). An unauthorized disclosure can lead to civil penalties of $500 per day for each day the violation continues, or a fine of not more than $250,000, or five years imprisonment or both. 31 U.S.C. § 5336(h)(3)(B). There is a safe harbor whereby an individual is not subject to civil or criminal penalty if the person has reason to believe that the report is inaccurate and voluntarily and promptly (90 days after the initial submission date) submits a corrected report. 31 U.S.C. § 5336(3)(C).

Practical Implications for Attorneys

            The CTA raises new obligations for attorneys, whether they serve as Company Applicants or not. Some clients, such as small businesses with simple ownership structures, would likely pose very few concerns for the professionals who assist them. More complicated business structures, however, will require additional diligence.

            The CTA effectively obligates professionals to fully understand the structure of the entities they serve and those entities’ beneficial owners. The Company Applicant disclosure ensures that the professionals who form the entity are tied to it in a federal database. It is unclear from the CTA how harshly the federal government will assess attorneys or other corporate service providers. On the more extreme end, filing false or incomplete information when there are obvious red flags as to an entity’s ownership could subject legal service providers to penalties.

            Attorneys and firms retained outside of companies must decide whether they will continue to file entity formation documents on behalf of their clients and whether they will assist with compiling and submitting reports to FinCEN. Serving as a Company Applicant means that the attorney will always be associated with the entity in the federal database, even if the representation of the client has ended. In-house counsel will need to familiarize themselves with the requirements of the CTA, ensure their companies’ records of beneficial owners are accurate and current, and ensure there are data security measures in place to protect the personal information the CTA requires.

Further, if an attorney chooses to submit reports to FinCEN on behalf of a client, the attorney will be responsible for providing accurate information. Until policies and procedures are in place to meet these new requirements, some attorneys may refrain from serving as a Company Applicant, particularly for more complex entities.

            For those attorneys who elect to step back from filing formation documents and/or submitting FinCEN reports, the CTA still raises additional obligations, particularly for those who advise businesses and assist with drafting operating agreements and similar governing documents. The following are some considerations, although more may become apparent:

  • Implementing a system to inform existing clients of their new reporting obligations;

  • Adding language to LLC agreements and other similar governance documents that obligates members to comply with reporting requirements;

  • Identifying Beneficial Owners in governing documents;

  • Revising firm engagement letters to clarify that clients will provide complete and accurate reporting information, especially if submitting reports to FinCEN;

  • Determining whether attorneys will continue to assist with filing formation documents, refrain entirely from doing so, or make the determination on a client-by-client basis;

  • If attorneys will not be assisting with FinCEN reports or filing formation documents, ensure that is made clear in each engagement letter; and

  • If attorneys want to serve as Company Applicants, develop a vetting process to ensure accurate information is provided and that clients are making any needed updates to FinCEN.

Lindsey Behnke is an attorney in Turner Padget's Columbia, South Carolina, office, where she is a member of the Business and Commercial Litigation team. She may be reached at lbehnke@turnerpadget.com. The preceding was prepared for informational purposes only and does not constitute legal advice. Please seek professional counsel before acting on this information.

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