[WSBARP] Coverage for LLC

Wed Sep 30 13:18:09 PDT 2026

Reformed coverage counsel, if you please.  I have been buying my soul back
one estate planning client at a time since July 1, 2015.

I discovered that being good and being legally right was not how I wanted
my life story to be told when I died.....so I left and started over.

*Brent Williams-Ruth* (pronouns: he/him)
*Attorney-At-Law*

*Law Offices of Brent Williams-Ruth, **a division of BWR Consulting, PLLC*

*Physical Address: 500 S 336th Street, Suite 214; Federal Way, WA 98003*

*Mailing Address: **PO BOX 3319; Federal Way, WA 98063 *

Office/Scheduling Phone: (253) 285-7751

For All Meetings & Scheduling: info at williams-ruthlaw.com

e-mail <Brent at Williams-RuthLaw.com> / website
<http://www.williams-ruthlaw.com/> / facebook
<http://www.facebook.com/bwrlaw> /

On Wed, Sep 30, 2026 at 1:05 PM Mike Zeno <mikez at zenolawfirm.com> wrote:

>
> <https://www.google.com/maps/search/135+Lake+Street+S.,+Suite+257+%0D%0A+Kirkland,+WA+98033?entry=gmail&source=g>
>
> Thanks, Brent.  I was hoping to hear from a coverage counsel.  😊
>
>
>
> *The Law Office of G. Michael Zeno, Jr., P.S.*
>
> T:  (425) 947-8050   F:  (425) 947-8052
>
> 135 Lake Street S., Suite 257
> <https://www.google.com/maps/search/135+Lake+Street+S.,+Suite+257+%0D%0A+Kirkland,+WA+98033?entry=gmail&source=g>
>
> Kirkland, WA 98033
> <https://www.google.com/maps/search/135+Lake+Street+S.,+Suite+257+%0D%0A+Kirkland,+WA+98033?entry=gmail&source=g>
>
>
>
> *Confidential/Privileged Communication:* This email and any attachments
> are confidential, privileged and intended only for the intended
> recipient(s).  Unauthorized disclosure, copying, distribution or use of
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>
> *IRS Circular 230 Disclaimer:* Any tax advice provided in this
> communication (including attachments) is not intended or written to be
> used, and it cannot be used, by the recipient or any other taxpayer (i) for
> the purpose of avoiding penalties that may be imposed on the recipient or
> any other taxpayer, or (ii) in promoting, marketing or recommending to
> another party a partnership or other entity, investment plan, arrangement
> or other transaction.  You should seek advice based on your particular
> circumstances from an independent tax advisor.
>
>
>
> *From:* wsbarp-bounces at lists.wsbarppt.com <
> wsbarp-bounces at lists.wsbarppt.com> *On Behalf Of *Brent Williams-Ruth
> *Sent:* Wednesday, September 30, 2026 12:58 PM
> *To:* WSBA Real Property Listserv <wsbarp at lists.wsbarppt.com>
> *Subject:* Re: [WSBARP] Coverage for LLC
>
>
>
> Mike -
>
>
>
> As a 15 year former insurance coverage attorney, I will advise that it
> truly does depend on the policy. Are you talking about a homeowner's
> policy? A commercial general liability policy? An auto policy? Umbrella?
> Professional Malpractice? Is this for a carrier that is an "admitted"
> carrier to Washington or an excess or surplus lines carrier that is not
> admitted in Washington?
>
>
>
> Though, like most of our estate documents, the majority of a policy is
> boilerplate and is pulled together through uniform provisions.....it is a
> wild west of how terms and conditions are pulled together.
>
>
>
> Again, as a former industry representative, I am extremely cautious and
> always conservative with - when in down, contact your carrier/agent and
> make sure that you have coverage. It was my job to be the one who would
> write the "I'm sorry, this is not a covered claim" letter - and we never
> lost. Not to say we weren't sued, but I had a 100% perfect trial or Summary
> Judgment record because the penalties for improper denial are so terrible
> in Washington that we would only ever recommend denial if we were certain
> we could win in court.
>
>
>
> Good luck!
>
>
> *Brent Williams-Ruth* (pronouns: he/him)
> *Attorney-At-Law*
>
> *Law Offices of Brent Williams-Ruth, **a division of BWR Consulting, PLLC*
>
> *Physical Address: 500 S 336th Street, Suite 214; Federal Way, WA 98003
> <https://www.google.com/maps/search/500+S+336th+Street,+Suite+214;+Federal+Way,+WA+98003?entry=gmail&source=g>*
>
> *Mailing Address:** PO BOX 3319; Federal Way, WA 98063 *
>
> Office/Scheduling Phone: (253) 285-7751
>
> For All Meetings & Scheduling: info at williams-ruthlaw.com
>
> e-mail <Brent at Williams-RuthLaw.com> / website
> <http://www.williams-ruthlaw.com/> / facebook
> <http://www.facebook.com/bwrlaw> /
>
>
>
>
>
> On Wed, Sep 30, 2026 at 12:37 PM Mike Zeno <mikez at zenolawfirm.com> wrote:
>
> I’ve heard from time to time that if an insured natural person transfers
> to an LLC, the LLC will be an insured under the policy.  Can anyone explain
> why this is so?
>
>
>
> I realize it depends on the policy.  But under the ALTA Homeowners Policy
> (2021), I’m having a hard time finding anything that provides that sort of
> coverage, at least explicitly.  I’ve looked at “Continuation of Coverage,”
> which extends coverage to breach of warranty claims against the insured.
> But often the transfer into the LLC is by quit claim deed, which creates an
> obstacle to the warranty claim (though there are arguments to the contrary
> that might work).  In any case I’m looking for another basis for LLC
> coverage.  The definition of the insured (“You”) doesn’t seem to help.
>
>
>
> Any thoughts?
>
>
>
> Mike
>
> <https://www.google.com/maps/search/135%0D%0A+Lake+Street+S.,+Suite+257+%0D%0A+Kirkland,%0D%0A+WA+98033?entry=gmail&source=g>
>
>
>
> *The Law Office of G. Michael Zeno, Jr., P.S.*
>
> T:  (425) 947-8050   F:  (425) 947-8052 <(425)%20947-8052>
>
> 135 Lake Street S., Suite 257
> <https://www.google.com/maps/search/135+Lake+Street+S.,+Suite+257+%0D%0A+Kirkland,+WA+98033?entry=gmail&source=g>
>
> Kirkland, WA 98033
> <https://www.google.com/maps/search/135+Lake+Street+S.,+Suite+257+%0D%0A+Kirkland,+WA+98033?entry=gmail&source=g>
>
>
>
> *Confidential/Privileged Communication:* This email and any attachments
> are confidential, privileged and intended only for the intended
> recipient(s).  Unauthorized disclosure, copying, distribution or use of
> this email is prohibited.  If you received this email in error, please
> notify me immediately so we can arrange for the message and documents to be
> returned and deleted. Thank you.
>
> *IRS Circular 230 Disclaimer:* Any tax advice provided in this
> communication (including attachments) is not intended or written to be
> used, and it cannot be used, by the recipient or any other taxpayer (i) for
> the purpose of avoiding penalties that may be imposed on the recipient or
> any other taxpayer, or (ii) in promoting, marketing or recommending to
> another party a partnership or other entity, investment plan, arrangement
> or other transaction.  You should seek advice based on your particular
> circumstances from an independent tax advisor.
>
>
>
> ***Disclaimer: Please note that RPPT listserv participation is not
> restricted to practicing attorneys and may include non-practicing
> attorneys, law students, professionals working in related fields, and
> others.***
>
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>
> ***Disclaimer: Please note that RPPT listserv participation is not
> restricted to practicing attorneys and may include non-practicing
> attorneys, law students, professionals working in related fields, and
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>
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