<div dir="ltr"><div>I agree with Tim, and I think the "without more" exception would naturally mean rental. </div><div><br></div><div>You can also work backward from the requirements for business licensing in WA, which would cover generating revenue of $12k or more per year. If you meet that threshold, then you need a business license. If you need a business license, it would seem hard to argue that you're not transacting business in WA.</div><div><br></div><div>-Paul Okner</div><div><div dir="ltr" class="gmail_signature" data-smartmail="gmail_signature"><div dir="ltr"><div><div dir="ltr"><div style="text-align:left"><b><font face="arial narrow, sans-serif">Fremont Law PLLC</font></b></div><div style="text-align:left"><font face="arial narrow, sans-serif">3429 Fremont Pl. N., Suite 305<br></font></div><div><font face="arial narrow, sans-serif">Seattle, WA 98103</font></div><div><font face="arial narrow, sans-serif">(206) 399 - 1922</font></div></div></div></div></div></div><br></div><br><div class="gmail_quote gmail_quote_container"><div dir="ltr" class="gmail_attr">On Tue, Oct 21, 2025 at 5:19 PM Timothy Steen <<a href="mailto:tsteen@andersonhunterlaw.com">tsteen@andersonhunterlaw.com</a>> wrote:<br></div><blockquote class="gmail_quote" style="margin:0px 0px 0px 0.8ex;border-left:1px solid rgb(204,204,204);padding-left:1ex"><div class="msg3255391692629154821">
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<p class="MsoNormal"><span style="font-size:11pt">Assuming a traditional landlord/tenant rental relationship exists, then I believe registration is required since the LLC is transacting business in WA, rather than just holding the property. See RCW 23.95.505(1),
(5).<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:11pt"><u></u> <u></u></span></p>
<p class="MsoNormal"><span style="font-size:11pt">Best,<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:11pt"><u></u> <u></u></span></p>
<p class="MsoNormal"><span style="font-size:11pt">Tim<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:11pt"><u></u> <u></u></span></p>
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<p class="MsoNormal"><b><span style="font-family:"Calibri",sans-serif;color:rgb(21,55,95)">Timothy E. Steen</span></b><span style="font-size:11pt;font-family:"Calibri",sans-serif;color:rgb(32,31,30)"><u></u><u></u></span></p>
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<p class="MsoNormal"><b><span style="font-size:10pt;font-family:"Calibri",sans-serif;color:rgb(21,55,95)">Attorney | Anderson Hunter Law Firm</span></b><span style="font-size:11pt;font-family:"Calibri",sans-serif;color:rgb(32,31,30)"><u></u><u></u></span></p>
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<p class="MsoNormal"><span style="font-size:10pt;font-family:"Calibri",sans-serif;color:rgb(32,31,30)">2707 Colby Avenue #1001 | Everett, WA 98201</span><span style="font-size:11pt;font-family:"Calibri",sans-serif;color:rgb(32,31,30)"><u></u><u></u></span></p>
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<p class="MsoNormal"><span style="font-size:10pt;font-family:"Calibri",sans-serif;color:rgb(32,31,30)">P. (425) 252-5161 | D. (425) 303-3125 | F. (425) 258-3345</span><span style="font-size:11pt;font-family:"Calibri",sans-serif;color:rgb(32,31,30)"><u></u><u></u></span></p>
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<p class="MsoNormal"><span style="font-size:11pt"><u></u> <u></u></span></p>
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<p class="MsoNormal"><b><span style="font-size:11pt;font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11pt;font-family:"Calibri",sans-serif"> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>>
<b>On Behalf Of </b>Jan Kelly<br>
<b>Sent:</b> Tuesday, October 21, 2025 5:00 PM<br>
<b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>><br>
<b>Subject:</b> Re: [WSBARP] NV LLC Holding WA Real Property<u></u><u></u></span></p>
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<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">Thank you, but does having a tenant rise to the “more” part of this exception?<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">(j) Owning, <span style="background:yellow">
without more</span>, property;<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<div>
<p class="MsoNormal" style="background:white">
<i><span style="font-size:10pt;font-family:"Verdana",sans-serif;color:black">Jan Kelly, JD, MBA<br>
</span></i><span style="font-size:10pt;font-family:"Verdana",sans-serif;color:black">Attorney at Law</span><span><u></u><u></u></span></p>
<p class="MsoNormal" style="margin-bottom:12pt;background:white">
<span style="font-size:10pt;font-family:"Verdana",sans-serif;color:black">J</span><span style="font-size:10pt;font-family:"Arial",sans-serif;color:rgb(34,34,34)">K Law<br>
PO Box 1964<br>
Poulsbo, WA 98370<br>
Direct Line (702) 338-6733</span><span><u></u><u></u></span></p>
<p class="MsoNormal" style="background:white">
<i><span style="font-size:10pt;font-family:"Verdana",sans-serif;color:black">Licensed in Nevada and Washington</span></i><span style="font-size:10pt;font-family:"Verdana",sans-serif;color:black">.</span><span><u></u><u></u></span></p>
<p class="MsoNormal" style="background:white">
<span><u></u> <u></u></span></p>
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<p class="MsoNormal"><u></u> <u></u></p>
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<p class="MsoNormal"><b><span style="font-size:11pt;font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11pt;font-family:"Calibri",sans-serif">
<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>>
<b>On Behalf Of </b>Timothy Steen<br>
<b>Sent:</b> Tuesday, October 21, 2025 4:53 PM<br>
<b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>><br>
<b>Subject:</b> Re: [WSBARP] NV LLC Holding WA Real Property<u></u><u></u></span></p>
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<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal"><span style="font-size:11pt">Jan,<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:11pt"><u></u> <u></u></span></p>
<p class="MsoNormal"><span style="font-size:11pt">See the exception in RCW 23.95.520(1)(j).<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:11pt"><u></u> <u></u></span></p>
<p class="MsoNormal"><span style="font-size:11pt">Best,<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:11pt"><u></u> <u></u></span></p>
<p class="MsoNormal"><span style="font-size:11pt">Tim<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:11pt"><u></u> <u></u></span></p>
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<p class="MsoNormal"><b><span style="font-family:"Calibri",sans-serif;color:rgb(21,55,95)">Timothy E. Steen</span></b><span style="font-size:11pt;font-family:"Calibri",sans-serif;color:rgb(32,31,30)"><u></u><u></u></span></p>
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<p class="MsoNormal"><b><span style="font-size:10pt;font-family:"Calibri",sans-serif;color:rgb(21,55,95)">Attorney | Anderson Hunter Law Firm</span></b><span style="font-size:11pt;font-family:"Calibri",sans-serif;color:rgb(32,31,30)"><u></u><u></u></span></p>
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<p class="MsoNormal"><span style="font-size:10pt;font-family:"Calibri",sans-serif;color:rgb(32,31,30)">2707 Colby Avenue #1001 | Everett, WA 98201</span><span style="font-size:11pt;font-family:"Calibri",sans-serif;color:rgb(32,31,30)"><u></u><u></u></span></p>
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<p class="MsoNormal"><span style="font-size:10pt;font-family:"Calibri",sans-serif;color:rgb(32,31,30)">P. (425) 252-5161 | D. (425) 303-3125 | F. (425) 258-3345</span><span style="font-size:11pt;font-family:"Calibri",sans-serif;color:rgb(32,31,30)"><u></u><u></u></span></p>
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<p class="MsoNormal"><b><span style="font-size:11pt;font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11pt;font-family:"Calibri",sans-serif">
<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>>
<b>On Behalf Of </b>Jan Kelly<br>
<b>Sent:</b> Tuesday, October 21, 2025 4:22 PM<br>
<b>To:</b> <a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a><br>
<b>Subject:</b> [WSBARP] NV LLC Holding WA Real Property<u></u><u></u></span></p>
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<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">I am conveying a rental property here in WA to a Nevada LLC. Does the NV LLC need to file a foreign registration to do business here, even if it is just holding property?<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">Thank you.<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal" style="background:white">
<i><span style="font-size:10pt;font-family:"Verdana",sans-serif;color:black">Jan Kelly, JD, MBA<br>
</span></i><span style="font-size:10pt;font-family:"Verdana",sans-serif;color:black">Attorney at Law</span><span><u></u><u></u></span></p>
<p class="MsoNormal" style="margin-bottom:12pt;background:white">
<span style="font-size:10pt;font-family:"Verdana",sans-serif;color:black">J</span><span style="font-size:10pt;font-family:"Arial",sans-serif;color:rgb(34,34,34)">K Law<br>
PO Box 1964<br>
Poulsbo, WA 98370<br>
Direct Line (702) 338-6733</span><span><u></u><u></u></span></p>
<p class="MsoNormal" style="background:white">
<i><span style="font-size:10pt;font-family:"Verdana",sans-serif;color:black">Licensed in Nevada and Washington</span></i><span style="font-size:10pt;font-family:"Verdana",sans-serif;color:black">.</span><span><u></u><u></u></span></p>
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