All Forum Posts by: Sean Treston

Hi Everyone,

I am new to the landlord business....and I've been doing a lot of research in the past few days to get ready. I've compiled a list of steps that I need to do before I find tenants, and I wanted to see if anyone could see anything missing from this list.

1. File for a Fictitious Name with the Pennsylvnania Dept. of State Corporation Bureau, and wait for your number.
2. Apply for an EIN with the IRS.
3. Set up Bank Account for DBA / Rental Property
4. Switch from homeowners to landlord insurance
5. Get an umbrella liability insurance for $1,000,000
6. Register with PA-100 form (I'm not sure if this is needed for landlords or not...I can't figure that out)
7. Apply for a Philadelphia Tax Account Number
8. Apply for a Commercial Activity License
9. Apply for a Business Income and Receipts Tax Account Number
10. Get a Registered Agent in the city limits of Philadelphia
11. Apply for the Philadelphia Housing Inspection License
12. Receive a Certificate of Rental Suitability issued by L&I
13. Find a tenant
14. Distribute a copy of the required "City of Philadelphia Partners by Good Housing" & Lead Warning pamphlets to tenants
15. Set up an Escrow account to hold tenant's security deposits.
16. Collect Rent with checks made out to DBA

Did I miss anything??

I own a property in Philadelphia and I am now planning to rent it out (I moved in with my fiancé). I have been searching google for HOURS trying to find out how to do this. I started an LLC and planned to transfer the title to the LLC (and even got written permission from my mortgage company)....only later to find out that transferring the title in PA and Philadelphia would trigger a 4% transfer tax (which I cannot afford to pay). I hate PA!!

So now I'm in a stupor....I don't know whether to:

1) Use the LLC as a 'property manager company' (and then if I go that route, does that require a broker's license in PA)?

2) Lease my property to the LLC and then have the LLC sub-lease to the tenants (and then if I go that route, would I need separate bank accounts for both the LLC's rental business, my rental business, and then need to get business licenses and housing inspections for both me and the LLC. I couldn't find any specific information about sub-leasing in Philadelphia)

3) Rent directly to the tenant - seems like the simplest option at this point.

I originally reached out to Steve Babiak with this question (awaiting feedback) - he seems like the PA/Philly guru when it comes to this stuff. If anyone else has any recommended guidance though, I would greatly appreciate it. This issue is causing me so much anxiety at this point I just want to sell my house haha

I've come to love bigger pockets. I'm a newby but I've already read hundreds of different posts on here and I've learned so much from everyone. You guys are great!

Thank you very much for taking the time to read this message.

-Sean