LLC and Events on my property

[Jacqueline Levi]

Hi,

In the middle of the pandemic, we started hosting drive-in concerts on our 15 acre property. We built a small stage and can park about 40 cars around the stage. The concept has wildly taken off and we have received plenty of press coverage and inquiries. We don't charge for the concerts. Attendees tip and we use that to pay our guest musicians. We are not going to use the concerts as a way to make income, it's more of a community thing (my husband is a musician and this is his passion project). However, I do want to insure the space to protect ourselves from any liabilities. 

the land, apart from the stage, is currently vacant. We eventually plan to build our home on the 5 acre portion. 

We also want to start renting out the space for weddings. 

My question is, do I need to transfer our property into an LLC? It's currently under mine and my husband's name. I have called at least two insurers to get a quote for coverage but they have been unable to help. I am thinking some sort of umbrella policy for private property might be a good place to start that would allow us to continue hosting these events without having to transfer the property title to an LLC, especially since we are not going to charge or monetize the concept.

For homeowners who rent out their homes for weddings, do you require guests to take out a special event coverage? 

And if anyone could recommend a great insurance broker and event lawyer in Southern California, I'd appreciate it. Thank you!