As the San Diego commercial real estate market continues to struggle, foreclosures are becoming more and more common.  The prevailing wisdom is that it’s going to get worse before it gets better.  While this writer cautiously takes a more optimistic view, there can be little doubt that many San Diego businesses are being and will be confronted with landlord foreclosures.  Businesses invest more than just lease payments in the premises they occupy.  They make tenant improvements, invest in advertisements and marketing materials using the premises address, build customer loyalty and benefit from a well known and popular location.  Under these circumstances, being forced out as a result of a landlord’s default would be disastrous.
 
1228340_architectural.jpgSo what does happen to a business when a landlord defaults on its loan?  The answer depends on the terms of the lease, when it was executed and whether or not it was recorded.  Senior commercial leases will generally survive foreclosure sales, especially where the commercial lease is recorded prior to the recordation of the third party encumbrance.  Tenant possession of the premises may also serve as constructive notice of the senior lease to third party encumbrancers.  However, where a trust deed or other encumbrance is recorded prior to the execution of the lease, the lease is subordinate to the trust deed.  In such circumstances, a foreclosure will extinguish the lease.  A foreclosure purchaser may then evict the tenant as an unlawful occupant.
 
Experienced commercial landlords and tenants, savvy business owners and those represented by commercial lease attorneys look to address these potential consequences before entering into long term leases.  Whatever the terms, it is sound business practice to record all leases including amendments and other related instruments.  If the parties are concerned with confidential terms, they may record a “memorandum of lease” which identifies the unrecorded lease, the parties, the property and the lease term.
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The answer to this question for most San Diego business owners is unfortunately yes.  The last thing any business owner wants to think about is taxes and nothing could be worse than thinking about taxes four times a year.  Yet putting money aside to cover a tax bill isn’t the worst layout a business owner can make during any given year.  One way or another, Uncle Sam is going to get his percentage.  It would be better of course to keep those quarterly tax payments in the bank earning interest, but in the grander scheme of things the lost interest is negligible for most new and growing businesses.  Regardless, the IRS requires quarterly payments and exacts penalties and interest from those that ignore or are ignorant of the code.  

The big question then becomes, how much?  If you expect a first year loss or very limited net income and expect to owe less than $1,000 in taxes, you don’t have to worry.  If you expect to owe more than $1,000, then you should pay quarterly estimated taxes to avoid penalties.  The IRS expects you to pay, at a minimum, the smaller of:  90% of the tax to be shown on your next year’s return or 100% of the tax shown on your last year’s tax return, if that return covered all 12 months of the year.  If your prior year’s adjusted gross income exceeded $75,000 on your individual return, or $150,000 with your spouse, the 100% is changed to 110%.  

Taxes_911375.jpgExisting businesses can choose the second option and make quarterly payments that equal 100% of the prior year’s tax payment (or 110% if the prior year’s adjusted gross income was in the higher bracket) and forego performing complex calculations.  If your business is in its first year or expects to earn considerably less than the prior year and you are uncertain how to proceed, consult your accountant (preferably a CPA who should be an important part of your business’ team of advisors).  You may also personally use the IRS 1040EZ worksheet to estimate your tax due for the following year, but you will want to be sure that you make a good estimate of your business’ income.  A good accountant can ensure that you legally minimize your tax burden and avoid penalties.  

Starting and running your own San Diego business is as challenging as it is rewarding.  At every turn, business owners are faced with new obstacles and it often seems like every choice is a make or break decision.  This is precisely why it is so important that young and growing businesses are supported by trusted advisors.  A team of professionals experienced in banking, accounting, payroll, insurance and the law reduces the friction young and growing businesses are certain to bump up against moving forward.  While it obviously may not be practical for every new business to retain and/or hire a complete staff of professionals, understanding the important role each professional plays in the business world is essential.  As a business grows, having a complete team is the only way to ensure that the business is protected from potential liabilities.
939163___umbrella__.jpgBanking:  Choosing the right bank is especially important in those early months of operation.  At the very least, you want the branch manager to know you by name.  It’s helpful to do a preliminary internet search and see what others are saying about the banks in your area.  Local community banks often offer more personalized service.  Ultimately, you want to know that you can get someone on the phone that knows you and cares about your needs.
Insurance:  No matter what type of business you run and whether or not you believe your personal assets are protected through the formation of a formal business entity (i.e. a corporation or a limited liability company), obtaining adequate insurance at the onset is a necessity.  Even where companies comply with the legal formalities necessary to ensure personal assets are protected from liability, no entrepreneur is interested in losing their initial investment as the result of a single event.  Workers compensation insurance (if you hire employees), health insurance, life insurance (especially for partnerships), general liability insurance, property insurance, auto insurance, and malpractice insurance are all important.  Finding the right insurance agent, particularly one that has experience insuring your type of business ensures that you obtain the proper types and levels of coverage.  Develop a relationship with an agent you trust.

Accounting and Payroll:  While many entrepreneurs see the hiring of accounting and payroll personnel as a luxury especially at the onset, as a business grows so does its need for accurate books and quality management.  The company’s taxes, borrowing power and stability depend on fundamental accounting methods and compliance with state and federal employment regulations.  If it is impractical to hire accounting and human resource personnel at first, consider outsourcing the work.  There are exceptionally cost effective companies out there that cater to the young and growing business.  

Legal Services:  Because your business will make routine decisions that have legal consequences, it is critical that an attorney is on your team of advisors from the start.  Your attorney will provide invaluable guidance in determining levels of insurance coverage, determining the type of business entity to form, developing employee policies, complying with federal, state and local law and regulation, drafting and negotiating contracts and protecting your company’s intellectual property such as your company’s name.  This list is not exhaustive.  Develop a relationship early on with an attorney that you can trust, and ask that he or she give your business a legal check up.  This can usually be done for a reasonable fee.  Be sure that the attorney understands your business model, long term goals and marketing plan.  Talk to other business owners in your area for references. In the end, it is important that you are protected from unforeseen complications.

Commercial leases often appear daunting, especially to new and growing San Diego businesses. After negotiating the rent, business owners often feel they have little choice but to accept the remaining terms if they want to move forward. It is always advisable to consult with a commercial lease lawyer, but the thought of additional costs turn many away from this option. “Understanding Your Lease” is a series of articles designed to highlight important commercial leasing issues. The articles are intended to arm business owners with the ABCs of “commercial leasing”, and are not intended as a substitute for professional negotiation. Most commercial leases are triple net leases. Along with the base rent, tenants are required to pay a pro rata share of the common area maintenance expenses (CAM expenses). The scope of these expenses varies from lease to lease, but is most often inclusive of every imaginable cost. See Understanding Your Lease – Common Area Expenses. In this article we briefly summarize the type of expenses included. It’s important to review your lease and make sure you know what the CAM expenses are.

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Common area expenses typically include: repair and maintenance of the property’s common areas; landscaping; exterior painting; parking lot paving, resurfacing, painting and lighting; roofing; repair and maintenance of central plumbing, electrical, sewage and HVAC systems; other repair and maintenance expenses relating to the property’s common areas including renovation and redesign expenses; utility expenses related to the common areas; advertising and promotional expenses incurred by landlords; security systems and on-site personnel; permits, taxes, insurance and legal costs; and management and administrative expenses including the salaries of management personnel. On top of these expenses, tenants are required to pay all expenses directly related to the leased space including utilities, repair and maintenance of electrical, plumbing and HVAC systems, compliance with government regulation such as the American with Disabilities Act and are required to maintain a minimum level of general liability insurance.

Common areas typically include parking lots, landscaping, hallways, elevators and stairwells, lobbies, public restrooms, on-site management offices and other public areas. Ask to see CAM histories to help you get a better picture of what your future expenses will look like, and ask about anticipated renovations. These costs can be significant and you’ll want to know what’s on the horizon. Finally, management and administrative costs can be profit centers for landlords, particularly where both management and administrative costs are sought. Be careful that your landlord isn’t double dipping. Work closely with your attorney to reduce uncertainty.

Arbitration clauses are typical in business contracts for several reasons. Most importantly, they allow businesses to settle disputes in a timely and cost-effective manner, without entering into costly, time-consuming litigation. Arbitration significantly limits discovery costs such as interrogatories, depositions, and pretrial motions that often constitute the bulk of litigation expense. In addition, arbitrators are often specialists in their various fields and tend to be more knowledgeable than juries.

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Arbitration may be binding or non-binding. Non-binding arbitration involves the determination of liability without the dispensation of an award. While the arbitrator may suggest possible awards, parties are not legally obligated to accept the suggestions. Binding arbitration, on the other hand, involves not only the determination of liability, but also the terms of the award for the wronged party. Moreover, the arbitrator’s determination is final (with few exceptions), and precludes further dispute and appeal. In California, an arbitration clause may be disregarded where all parties agree, where the clause exists as part of an invalid contract or where third parties are involved in the litigation (where third party claims arise out of the same transaction or series of related transactions).

Binding arbitration has significant advantages to both small and large business. Avoiding costly litigation is priceless to small business owners especially because they are typically priced out of litigation by large corporate entities. Large corporate entities like binding arbitration because they fear the uncertainty of jury trials. Putting the decision in the hands of an experienced arbitrator assists larger businesses in anticipating outcomes. In addition, binding arbitration is faster and less formal. On the other side of the coin, small businesses give up the right to a jury trial in exchange for affordable conflict resolution and large businesses give up their ability to steam roll smaller opponents. Other cons include the potential for being stuck with a bad arbitrator, being stuck with a bad and/or legally incorrect decision that cannot be appealed and having less time to properly investigate claims. Either way, courts, bar associations and state bar entities across the country are encouraging parties to look to informal resolution before resorting to the court house steps.

Most existing San Diego businesses rely heavily on name recognition but it is surprising how many fail to protect this invaluable commodity.  This is due in part to the fear most business owners have with the idea of consulting an attorney and in part to a lack of understanding of the protections available to them.  The hesitation in hiring an attorney is understandable and needs no explanation.  This article focuses on delineating the steps businesses should take, and emphasizes the importance of obtaining Federal Trademark protection.  

iStock_000011229024XSmall.jpgThe first step any business takes is to form a business entity.  If the business entity is a formal entity registered with the State of California such as a Corporation or Limited Liability Company (LLC), the business’ name automatically becomes “Business, Inc.” or “Business, LLC” and, assuming the name is not already in use, no one else in California can form the same business entity with the same name.  In some instances, corporations and LLCs operate under different names.  For example, “Business, Inc.” may run a clothing outlet called “Boutique”.  To protect the name “Boutique”, the corporation will register a Fictitious Name (“Doing Business As” or “DBA”) with the County in which the company will do business.  The DBA allows the corporation to open a bank account for “Boutique” and prevents local competitors from registering the same fictitious name.  Sole proprietors and partnerships that are not registered with the State of California also obtain “Fictitious Names”.  Most business owners either form a formal business entity or obtain a DBA.  They understand the protections formal business entities offer and know that at the very least a DBA is necessary to open a business bank account.  Unfortunately, most businesses stop here leaving their business name vulnerable to attack.  To avoid costly litigation and protect the goodwill and earned clientele associated with the business name, businesses should consider obtaining federal trademark protection.  

Long time business owners that have established a distinctive name first are offered some protection through what is termed a “common law” trademark, at least within the geographical area that the name is used.  However, any first in time federally registered trademark will take precedence over your mark regardless of the geographical area of use.  The creation of a federal trademark creates a rebuttable presumption that the trademark has priority over all other claims nationwide.  So on the pyramid of protections, the federal trademark is the ultimate protection.  Even where common law trademarks are enforceable, they will be limited to the geographic area in which they were in use prior to the registration of a federal trademark.  This obviously places limitations on the expansion of your business.  Moreover, with emerging and uncertain internet law, a business’ ability to protect its name and mark on the internet is constrained further.  It is unclear today whether a local San Diego business can operate a website using its common law protected name where another company holds a federal trademark for the same name.  The San Diego website is obviously accessible nationwide.  

Common CAM expense exclusions include:

  • Initial cost of the land or the construction of the original buildings, parking and other improvements;
  • Mortgage principal, interest and related expenses; 
  • Refinancing costs;
  • Ground rent and related costs;
  • Depreciation and amortization of property and equipment;
  • Cost of complying with government regulations including compliance with environmental laws; 
  • Costs, fines or penalties incurred by landlord for violation of government regulations and costs for correcting code violations or defects; 
  • Interest or penalties from landlord’s late payments;
  • Advertising, renovation, improvements and other costs associated with seeking and obtaining new tenants and retaining existing tenants;
  • Brokerage commissions;
  • Tenant alterations and alterations made to leasable space;
  • Capital expenditures; 
  • Costs reimbursed by other tenants;
  • Costs reimbursed by insurance and/or warranties;
  • Costs reimbursed by government agencies; 
  • Special services for specific tenants;
  • Legal services relating to leases with other tenants or with the transfer, sale or disposition of land or buildings located on the property;
  • Off site management personnel and overhead;
  • Operation of services or amenities for which landlord charges a fee to third parties;
  • Costs associated with remedying construction defects;
  • Utility costs directly payable by tenants or other occupants;
  • Salaries and benefits of landlord’s executive officers;
  • Excessive costs for sculpture, paintings and other fine art;

This is not an exhaustive list of exclusions. See Understanding Your Lease – Common Area Expenses for a summary of important common area expense considerations.

Trading “sweat equity” for a share in ownership of a California Limited Liability Company (LLC) or Partnership is common these days particularly because the recession is forcing people out of the main stream work force and into creative forms of income generation.  Trading “sweat equity” is a practical way for financial investors and motivated human capital to combine forces to start and/or grow a new business.  Unfortunately, most people are unaware of the potential pitfalls and move forward without any thought to potential conflicts between partners or the tax consequences.

Corporate formalities 4.jpgThere is little doubt that new and growing businesses benefit from sweat equity.  The young business gets an infusion of much needed human capital and the sweat equity provider earns ownership.  It’s a win-win situation for the fledgling LLC or Partnership.  However, business owners considering trading ownership for sweat equity need to be acutely aware of two important issues.  

First, it’s critical that the economic relationship between the members or partners be clearly defined in the LLC’s operating agreement or in the partnership agreement.  Otherwise, the business’ future will be froth with peril.  The company must anticipate potential conflicts that would arise should for instance the sweat equity partner fail to perform as expected or either partner expose the company to liability.  A well drafted LLC operating agreement or partnership reduces the possibility of future conflict and/or litigation.  A partnership attorney will ensure that all eventualities are addressed.  

Second, the sweat equity partner (the person trading sweat for equity) is in effect earning dollars that she is trading for a percentage ownership in the business (her capital contribution).  This is a complex issue that has important tax implications.  In the simplest terms, the dollars earned are taxed when the ownership is vested and the tax will be based on the value of the percentage ownership in the LLC or Partnership at the time. For example, say the LLC was formed by a member who contributed $50,000 for 50% ownership and a sweat equity member who contributes one year’s future services valued at $50,000 for 50% ownership.  The $50,000 is compensation for services and is considered taxable income.  This can have a sizeable impact on the sweat equity’s tax burden.  Moreover, if the company never proves profitable, it’s much like paying tax on phantom income. 
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The excitement that comes with starting your first business is most often tempered by the myriad of critical decisions you have to make.  New businesses are sprouting up all over San Diego, and a common question for young entrepreneurs is “How do I pay myself?”  The question is usually asked well after the new business is underway.  It is common for new business owners to forge ahead with the expectation that as soon as they see a profit, they’ll simply pay themselves.  However, as they think more about “how much” and “how” to pay themselves, they begin to wonder just how to accomplish the task.  Do they withdraw profits for themselves?  If so, can they do this any time or must they wait until year’s end?  Do they pay themselves a salary including the withdrawal of state and federal deductions?  What are the tax consequences?  What about my partner?  

The answer depends on your business’ structure.  If you have formed a corporation, you wouldCorporate formalities 5.jpg typically pay yourself as the corporation would pay any employee including the withdrawal of state and federal deductions.  You would also have the option of paying out dividends.  Determining what to pay and how to pay yourself requires careful consideration of the corporation’s anticipated profits.  It makes little sense to pay yourself more than the corporation makes (whether via salary or dividends).  The decision becomes more complicated if you have multiple shareholders but your Articles of Incorporation and By-Laws should be set up to clearly address management compensation and dividends.  

As a sole proprietor, you pay yourself a draw from the company profits.  When and the amount you draw from the business has no tax implications.  You and the company are the same entity for tax purposes, and you pay yourself whatever you like.  However, the ability to pay yourself and whether paying yourself makes good business sense are two different things.  Withdrawing all of the company’s revenues leaving the company unable to pay expenses is never a good idea.  It’s also important to know that what you pay yourself is not an expense for tax purposes.  You don’t get to write it off.  For a single member Limited Liability Company (LLC), you would pay yourself exactly the same way as you would for a sole proprietorship.  LLC’s are considered pass through entities (as long as you did not elect to be taxed as a corporation) which means you are taxed the same as if you were a sole proprietor – you pay yourself a draw from the company profits.  

Organizing a workforce for your San Diego business presents formidable challenges.  One of those challenges is deciding whether to hire staff as independent contractors or as regular employees.  Obviously, there are fiscal advantages to hiring independent contractors.  For those workers classified as “employees”, withholdings, payroll taxes, worker’s compensation, and compliance with labor laws generally add about 18% to your payroll costs, and this is exclusive of employee benefits.  Hiring independent contractors is an appealing alternative, but it’s not as simple as treating all workers as “independent contractors”.  Federal and State law dictates whether a worker is an “independent contractor” or an “employee”.  

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When the time comes to hire staff, it is crucial that businesses ensure that workers are properly classified under Federal and State law.  Even large corporations have fallen victim to the assumption that classification of its workers as independent contractors was appropriate.  Microsoft Corporation, Hewlett-Packard, Time Warner, Allstate and FedEx have all borne the cost of litigation regarding the misclassification of workers.  Since 2007, estimates of settlements in worker misclassification cases approach one billion dollars.  Nonetheless, employers continue to opt for the “independent contractor” classification while treating staff as employees opening themselves to significant tax liabilities, interest and penalties.  

Part of the problem lies in the ambiguity in existing regulation lending to subjective determinations.  In California, the Employment Development Department offers the following guidelines for the definition of an “employee”:  the employer has the right to discharge the worker at will; the work is usually done under supervision; the worker does not provide the tools, equipment, or place of work; the worker is paid based on time worked or piece rate; the worker has little or no meaningful discretion on how to do the job; and the worker does the same kind of work as that which is the principal production of the company.

Under these guidelines, it is easy for unwary employers to convince themselves that they are properly classifying workers as independent contractors.  This is often done through rose colored glasses without fully understanding the consequences of misclassification.  If the I.R.S. or state tax agency determines that a business’ workers are misclassified as independent contractors, the business will be subject to back taxes, interest and penalties which can be significant.   In most cases, especially for smaller businesses, the issue of misclassification never arises.  Workers classified as “independent contractors” fear challenging their employer’s determination. Nonetheless, employers that currently classify workers as independent contractors should reevaluate the classification, particularly as tax agencies are increasingly viewing the use of independent contractors with suspicion.  If there is any doubt, employers can seek the advice of a business attorney and/or file a Form SS-8, Determination of Worker Status for Purposes of Federal Employment Taxes and Tax Withholding.

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