Impacts of Commercial Tenant Protection Act

| Lindsay Petrone
QCT

The Commercial Tenant Protection Act, which was passed by the California legislature in 2024 and took effect as of January 1, 2025, expanded certain protections which already may benefit residential tenants to include certain classes of commercial tenants. Specifically, tenants who are (i) microenterprises (those businesses with 5 employees or less and have limited access to capital or loans), (ii) restaurants with less than 10 employees, and (iii) nonprofit entities with less than 20 employees, all collectively known as “Qualified Commercial Tenants” (“QCT”). In order to qualify as a QCT, a tenant must annually represent to its landlord that it is one and attest to its number of employees as within the threshold.

If a tenant is deemed a “Qualified Commercial Tenant,” then it can be afforded several statutory rights which other commercial tenants do not enjoy. First, a landlord cannot raise the rent of a QCT without first providing a statutorily required written notice to the QCT and waiting a certain period after delivery of that notice. If the rent is being raised less than 10% above the lowest rental amount in the last twelve months, then the notice period is 30 days. However, if the rent is being increased by 10% or more from the lowest rental amount in the last 12 months, then the QCT must be given at least 90 days before the rental increase can take effect. We advise commercial landlords timely serve their QCTs with rental increase notices in advance of any stated changes in the lease, otherwise the rental increase might not be enforceable until the notice and time period has expired.

Additionally, month to month leases with a QCT shall automatically renew for an additional month term, unless the landlord delivers a specific written notice to such tenant – 60 days in advance of the termination date if the tenant has been there at least one year, and at least 30 days if the tenant has been there less than one year. Alternatively, a QCT is only required to give that same landlord 30 days advance written notice of termination in either instance.

The California legislature also wanted to make the operating expense reimbursement process more transparent for QCT leases. As such, a new statute requires landlords to disclose the operating expense process to their QCTs and ensure that the method of cost allocation to them is fair. Further, certain costs cannot be recovered like those reimbursed to landlord by a third party and those which were not incurred in the prior 12 months or reasonably to be incurred in the ensuing 18 months.

Finally, the Legislature clarified that any QCT negotiating their lease in Chinese, Spanish, Tagalog, Vietnamese or Korean shall have their lease translated and signed in that negotiated language. If it is not translated, then that lease could be rescinded by the affected tenant. Please note that the above is a general overview and there are additional conditions and requirements for compliance with the above laws which cannot be stated here due to breadth. As such, we recommend these new laws be reviewed prior to sending any documentation to a QCT.

As a result of the Commercial Tenant Protection Act, commercial landlords should be aware of these rights afforded to QCTs and ensure they comply with any notice, disclosure and timeline obligations. There are penalties for failing to comply with these laws, including the prospect of punitive damages in certain cases if found to be a willful violation. Landlords would be best served by doing their due diligence in understanding if a tenant is a QCT and these restrictions apply. On the other side of the coin, tenants should be aware of these laws and ensure they timely notify landlords of their status to take advantage of these additional protections.

 

Authored by Reuben, Junius & Rose, LLP Partner, Lindsay Petrone.

The issues discussed in this update are not intended to be legal advice and no attorney-client relationship is established with the recipient. Readers should consult with legal counsel before relying on any of the information contained herein. Reuben, Junius & Rose, LLP is a full service real estate law firm. We specialize in land use, development and entitlement law. We also provide a wide range of transactional services, including leasing, acquisitions and sales, formation of limited liability companies and other entities, lending/workout assistance, subdivision and condominium work.

New Federal Business Filing Requirement Starting in 2024

| Alex Klein
BOI Reports

Starting in 2024, many business entities will be required to comply with the Corporate Transparency Act (the “FCTA” or the “Act”).  Enacted in 2021 to enhance corporate transparency and combat tax fraud, the FCTA requires all “reporting companies” to submit Beneficial Ownership Information (“BOI”) reports to the Department of the Treasury’s Financial Crimes Enforcement Network (“FinCEN”) by December 31, 2024.  (31 U.S.C. § 5336(a)(11)(A).)

I.  What are reporting companies?

For the purposes of the FCTA, a “reporting company” is defined as any corporation, limited liability company (“LLC”), or other similar entity that is (a) created either domestically by filing with the jurisdiction’s secretary of state or under the laws of a foreign county, and (b) registered to do business in any state.

There are, however, numerous carve-outs from the above definition, including certain highly regulated financial intuitions, nonprofit entities, political organizations, and certain business entities already subject to regulation by the Securities and Exchange Commission such as banks.  In addition, the Act also excludes “large operating companies,” defined as entities with an operating presence at a physical office in the United States and employing more than 20 employees on a full-time basis in the US that demonstrated gross receipts exceeding five million ($5,000,000) dollars in their previous federal income tax returns.

II.  What needs to be reported?

BOI reports must identify each reporting company’s beneficial owner or owners.  The FCTA defines “beneficial owners” as any person or entity that either exercises substantial control over the business entity or who owns or controls a twenty-five (25%) percent interest in the company.  (31 U.S.C. § 5336 (a)(3)(A).)  This definition does, however, exclude minors, creditors, and other discrete classes from the reporting requirement.

BOI reports must include each beneficial owners’ full legal name, date of birth, current residential or business address, and either a unique identifying number from an acceptable identification document or a FinCEN identifier.  (31 U.S.C. § 5336 (b)(2)(A).)  Either a valid United States passport, a valid driver’s license, a nonexpired identification document issued by a state, local government, or Indian Tribe, or, if the individual does not have one of these forms of identification, a foreign passport would be acceptable forms of identification.

In addition, BOI reports must also disclose some information about the business entity itself, including its full legal name, trade name, the current address of the company’s principal place of business, its jurisdiction of formation, and its taxpayer identification number.  Upon request and after submitting the BOI report to FinCEN, beneficial owners will be issued a FinCEN identifier.

BOI reports may be filed by anyone a reporting company authorizes to file the report on its behalf, including employees, owners, or third-party service providers such as attorneys or accountants.  The person responsible for filing the BOI report will need to certify that the information provided is accurate and complete.

III.  Deadlines and the BOI Reporting Process

Reporting companies must file a report containing their beneficial ownership information through FinCEN’s website.  Companies must file their BOI reports by the following deadlines to comply with the FCTA:

  • Domestic reporting companies formed prior to January 1, 2024, are required to file an initial BOI report by January 1, 2025. (31 U.S.C. § 5336 (b)(5).)
  • Companies formed this year (i.e. after January 1, 2024) will be required to file a BOI report within ninety (90) days of receiving actual or public notice of the company’s creation or registration, whichever is earlier.

Once a report has been filed, FinCEN will provide a confirmation receipt.  Reporting companies will need to update their reports in the event any beneficial ownership changes occur, such as a sale of the business or an owner’s death.

IV.  Penalties for Noncompliance

Intentional misrepresentation of BOI information or intentional failure to provide complete or updated BOI information on a BOI report could result in criminal or civil penalties.  (31 U.S.C. § 5336 (h)(3)(A).)  Continued reporting violations may result in five hundred dollar ($500) daily penalties until those violations have been remedied.  An FCTA violation may result in fines up to ten thousand dollars ($10,000) and up to two (2) years imprisonment.

The FCTA does, however, also contain a safe harbor provision exempting some reporting companies who submit BOI reports containing inaccurate information and voluntarily submit corrected reports to FinCEN.  (31 U.S.C. § 5336 (h)(3)(C).)

 

Authored by Reuben, Junius & Rose, LLP Attorney, Alex Klein.

The issues discussed in this update are not intended to be legal advice and no attorney-client relationship is established with the recipient. Readers should consult with legal counsel before relying on any of the information contained herein. Reuben, Junius & Rose, LLP is a full service real estate law firm. We specialize in land use, development and entitlement law. We also provide a wide range of transactional services, including leasing, acquisitions and sales, formation of limited liability companies and other entities, lending/workout assistance, subdivision and condominium work.