Corporate Transparency Act of 2021

Corporate Transparency Act: Reporting Requirements, Penalties, and Filing Instructions

History:


In December 2020, the National Defense Authorization Act, which includes the Corporate Transparency Act, was passed for the 2021 Fiscal Year. This idea was introduced to Congress in 2008 after the Financial Action Task Force criticized the United States for failing to comply with their standard on the need to collect beneficial ownership information. As a result, a few senators introduced the “Incorporation Transparency and Law Enforcement Assistance Act.” The purpose of the bill was to “ensure that persons who form corporations in the United States disclose the beneficial owners of those corporations, in order to prevent wrongdoers from exploiting the United States corporations for criminal gain, to assist law enforcement in detecting, preventing, and punishing terrorism, money laundering, and other misconduct involving United States corporations, and for other purposes.”[i]


Various versions of this bill were discussed in Congress for over a decade. In May 2019, Representative Maloney introduced the Corporate Transparency Act in Congress.[ii] This version of the Act proposed creating a federal database to collect beneficial ownership information, rather than leaving this responsibility to the states. Additionally, this version defined “reporting company” and “beneficial owner,” both of which are crucial definitions for anyone wondering if they need to file a report.


This version of the Act formed the basis for the eventual passage of the legislation in December 2020 for the 2021 Fiscal Year.


Reasoning behind the law:


The primary goal of Congress in enacting this law was to prevent corrupt individuals from laundering illicit funds through anonymous companies in the United States. By requiring transparency in corporate ownership, the goal was to deter criminals from engaging in activities such as drug trafficking, corruption, terrorism, and fraud.


Definitions:

Reporting company:

A corporation, limited liability company, or other similar entity created by filing a document with a secretary of state or similar office under the law of a state, or formed under the law of a foreign country and registered to do business in the United States by the filing of a document with a secretary of state or similar office under the laws of a state.


           Exemptions:

  •  An issuer of securities registered under Section 12 of the Securities Exchange Act of 1934 (the “Exchange Act”), or that is required to file supplementary and periodic information under Section 15(d) of the Exchange Act;
  • an entity established under the laws of the United States, a state, or a political subdivision of a state, or under an interstate compact between two or more states and that exercises governmental authority on behalf of the United States or any such state or political subdivision;
  • a bank;
  • a Federal or state credit union;
  • a bank or savings and loan holding company;
  •  a registered money transmitting business;
  • a broker or dealer registered under Section 15 of the Exchange Act;
  •  an exchange or clearing agency registered under Section 6 or Section 17A of the Exchange Act;
  • any other entity registered with the Securities and Exchange Commission (the “SEC”) under the Exchange Act;
  • an investment company or investment adviser registered with the SEC;
  • an investment adviser that has made certain required filings with the SEC;
  • an insurance company as defined in the Investment Company Act of 1940;
  • an insurance producer that is authorized by a state and subject to supervision by the insurance commissioner or a similar official or agency of a state and has an operating presence at a physical office within the United States;
  • certain entities registered with the Commodity Futures Trading Commission under the Commodity Exchange Act;
  • a public accounting firm registered under the Sarbanes-Oxley Act of 2002;
  • a public utility that provides telecommunication services, electrical power, natural gas, or water and sewer services within the United States;
  • a financial market utility designated by the Financial Stability Oversight Council;
  • a pooled investment vehicle that is operated or advised by certain entities described in other clauses above;
  • a tax-exempt Section 501(c) corporation, political organization, charitable trust or split-interest trust exempt from tax;
  • certain corporations, limited liability companies or other similar entities that operate exclusively to provide financial assistance to, or hold governance rights over, tax-exempt Section 501(c) corporations, political organizations, charitable trusts or split-interest trusts exempt from taxation;
  • an entity that: (i) employs more than 20 employees on a full-time basis in the United States; (ii) filed in the previous year Federal income tax returns in the United States demonstrating more than $5,000,000 in gross receipts or sales; and (iii) has an operating presence at a physical office within the United States;
  • a corporation, limited liability company or other similar entity of which the ownership interests are owned or controlled, directly or indirectly, by one or more aforementioned exempt entities (“exempt subsidiaries”);
  • a corporation, limited liability company or other similar entity: (i) in existence for over one year; (ii) that has not engaged in active business; (iii) that is not owned, directly or indirectly, by a foreign person; (iv) that has not, in the preceding 12-month period, experienced a change in ownership or sent or received funds in an amount greater than $1,000; and (v) that does not otherwise hold any kind or type of assets, including an ownership interest in any corporation, limited liability company or other similar entity (an “exempt grandfathered entity”); and
  • any entity or class of entities that the Secretary of the Treasury has determined by regulation, with the written concurrence of the Attorney General of the United States and the Secretary of Homeland Security, should be exempt because requiring beneficial ownership information would not serve the public interest and would not be highly useful in national security, intelligence and law enforcement efforts to detect, prevent or prosecute money laundering, the financing of terrorism, proliferation finance, serious tax fraud or other crimes.[iii]


Beneficial owner: an individual who, directly or indirectly, through any contract, arrangement, understanding, relationship, or otherwise:

(i) exercises substantial control over the entity, or

(ii) owns or controls not less than 25% of the ownership interests of the entity.[iv]


           Exemptions:

  •  a minor child if the information of the child’s parent or guardian is reported;
  • an individual acting as a nominee, intermediary, custodian or agent on behalf of another individual;
  • an individual acting solely as an employee of the entity and whose control over or economic benefits from such entity is derived solely from the employment status of the person;
  • an individual whose only interest in the entity is through a right of inheritance; or
  • a creditor of the entity, unless the creditor exercised substantial control over the entity or owns or controls not less than 25% of the ownership interests of the entity.[v]


What information must be reported?

A reporting company must provide the following information for each beneficial owner:

  • full legal name
  • date of birth
  • current residential or business street address; AND
  • an identifying number from an acceptance identification document (passport, driver’s license, or other government issued identification number); or a FinCEN identifier.[vi]


When must it be reported?

The FinCEN began accepting reports through the online system on January 1, 2024. If a reporting company exists prior to January 1, 2024, it must file its initial report by January 1, 2025.


For new companies created after January 1, 2024, but before January 1, 2025, it must file its initial report within 90 days after receiving notice that the registration is effective.


For reporting companies created after January 1, 2025, it must file its initial report within 30 days after receiving notice that the registration is effective.


If there are any changes to the required information about a reporting company or its beneficial owners, the reporting company must file an updated report within 30 days of the change.

 

Will the beneficial ownership information be shared with anyone?

The beneficial ownership is confidential and may not be disclosed except in the following situations:

  • a request from a federal agency engaged in national security, intelligence, or law enforcement activity for use in furtherance of such activity;
  •  a request from a state, local or tribal law enforcement agency, if authorized by a court of competent jurisdiction to seek the information in a criminal or civil investigation;
  • a request from a federal agency on behalf of a foreign law enforcement agency, prosecutor or judge under an international treaty, agreement or convention or upon an official request made by law enforcement, judicial or prosecutorial authorities in a trusted foreign country when no treaty, agreement or convention is available if certain conditions are met;
  • a request made by a financial institution subject to customer due diligence requirements with the consent of the reporting company to facilitate the institution’s compliance with customer due diligence requirements under applicable law; or
  • a request made by a federal functional regulatory agency or other appropriate regulatory agency if the agency: (i) is authorized by law; (ii) uses the information solely as authorized; and (iii) enters into an agreement with the Secretary of the Treasury providing appropriate protocols governing the safekeeping of the information.[vii]


Penalties for violation of the Corporate Transparency Act:

  • Anyone who violates the reporting requirements is liable for civil penalties of not more than $500 for each day the violation continues and criminal penalty of imprisonment of up to two years and fine of up to $10,000.[viii]


However, there is a safe harbor from the penalty if a person submitting incorrect information submits a report containing correct information within 90 days of the original submission.


Where to file:

Once you gather all the information needed, please see the below link to prepare and submit the Beneficial Ownership Information Report! You may file a finalized PDF version of the report, or fill out a web-based version and submit it online. These reports may not be mailed or faxed to FinCEN.


https://boiefiling.fincen.gov/fileboir


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[i] S. 2956, 110th Cong. 2d Sess., Preamble.

[ii] H.R. 2513, 116th Congress, 1st Sess.

[iii] 31 U.S.C. § 5336(a)(11)(B).

[iv] 31 U.S.C. § 5336(a)(3)(A).

[v] 31 U.S.C. § 5336 (a)(3)(B).

[vi] 31 U.S.C. § 5336 (b)(2)(A).

[vii] 31 U.S.C. § 5336(c)(2)(B) – (C).

[viii] 31 U.S.C. § 5336(h)(3)(A).

July 23, 2025
A short sale is a real estate transaction where the proceeds from selling a property fall short of the balance owed on the mortgage(s) or other liens. The homeowner sells the property for less than the outstanding mortgage amount, and the lender agrees to accept the reduced payoff to release the lien on the property. Key Features • Financial Hardship : The homeowner must demonstrate extensive financial hardship that prevents them from continuing to make mortgage payments. • Lender Approval : A short sale needs the lender’s approval to proceed. The lender must agree to accept a lower payoff amount due to the home being sold for less than the remaining mortgage balance. • Deficiency Balance : This represents an imbalance between the amount owed on the mortgage and the sale price of the property. The homeowner may still be responsible for an unpaid balance unless the lender agrees to forgive it. • Impact on Credit : A short sale has a negative impact on a homeowner’s credit score, although it is usually less severe than a foreclosure. The impact depends on the borrower’s credit history and how the short sale is reported. • Potential Tax Implications : The deficiency may be considered taxable income by the IRS unless the homeowner qualifies for an exemption. Benefits A short sale helps the homeowner avoid legal and financial consequences anticipated with a foreclosure, which is more damaging to credit scores and harder to recover from. It also mitigates lender losses by avoiding the higher costs and delays associated with foreclosure proceedings, minimizing financial losses. However, the lender accepts less than the full mortgage amount. This creates additional control over the sale because the homeowner can often stay in the home during the process and has more say in the timing and terms of the sale. During a foreclosure, control is lost to the lender or the court system. What You Should Know • Understanding the Short Sale Process : Familiarize yourself with each step, including listing the home, submitting all lender-required documents, and obtaining lender approval. • Identify Hardship : Clearly document the financial hardship that justifies the short sale request. • Know the Lender’s Requirements : Each lender may have different criteria, paperwork, and approval timelines. • Market the Property Competitively : Realistically price the home to attract buyers quickly and satisfy the lender’s requirements. • Understand Florida’s Deficiency Judgment Laws/Tax Implications : Lenders may pursue the remaining balance after the sale, and forgiven debt could be considered taxable income. • Assist with Offer Negotiations : Prepare to review offers, submit them to the lender, and handle counter offers. • Stay Up to Date on Legal and Market Changes : Rules and real estate market conditions change often. Therefore, staying informed is crucial to navigating the process effectively. • Communicate Effectively : Keep all parties regularly updated to prevent misunderstandings or delays. • Prepare for Possible Obstacles : Challenges such as delayed approvals, buyer financing issues, or multiple lender negotiations could arise. • Encourage Legal and Financial Advice : Recommend that sellers consult with a real estate attorney and finance professional to thoroughly understand the risks when completing a short sale and the protections available. Steps in the Short Sale Process 1. Pre-Qualification and Seller Hardship Documentation : 1-2 Weeks Confirm the seller qualifies for a short sale by gathering financial hardship documents. 2. Property Listing and Marketing : Varies. List the home at a competitive price and begin marketing in order to attract potential buyers. 3. Receive and Accept Offer : 1-3 Months A buyer submits an offer and the seller accepts it, subject to lender approval. 4. Submit Short Sale Package to Lender(s) : 1-2 Weeks This includes the purchase offer, seller’s hardship documents, financials, and a listing agreement. 5. Lender Review and Approval : 30-120 Days The lender reviews all submitted documents and the offer. 6. Negotiation with Lender : 1-2 Weeks Lenders may provide a counteroffer or request changes to terms. 7. Lender Approval : Varies Once the terms have been settled, the lender issues a short sale approval letter detailing the terms and conditions. 8. Closing Preparation : 2-4 Weeks Title work is completed, and documents are finalized for closing. 9. Closing the Sale : 1 Day All parties sign documents, funds are transferred, and ownership changes. 10. Post-Closing : Immediate to Several Weeks Depending on the agreement, the seller may need to vacate the home, and any post-sale reporting or tax issues may arise. Short Sale Addendum When listing a property as a short sale in the Multiple Listing Service (MLS), there are certain steps that must be taken in order to complete the listing properly. The listing must clearly state that the sale is subject to lender approval and disclose any known terms the lender requires. Along with this, the listing should have “Short Sale” selected in the MLS fields to alert buyers and agents and clarify that the contract requires third-party approval in order to manage expectations about timeline and contingencies. Florida utilizes two main real estate contracts, FAR/BAR and CRSP, that each have their own version of a short sale addendum. The FAR/BAR short sale addendum is used with the FAR/BAR “As Is” and Standard Residential Contracts for Sale and Purchase. This specifies that the contract depends upon the seller obtaining written approval from the lender, along with how long the buyer must wait for approval before either party may cancel. This also could address deficiency judgements, release of liens, and seller obligations. This addendum legally protects buyers and sellers if the short sale is not approved. As for the CRSP short sale addendum, this is used with the Contract for Residential Sale and Purchase (CRSP) form. This contains similar content to the FAR/BAR addendum, although it is formatted to align with CRSP contract structure. This specifies the buyer’s right to cancel if approval is not obtained within a set time. This also may address escrow refunds, seller’s continuing obligations, and lender-required changes. If you're considering a short sale in Florida, reach out to our team today. We're here to guide you through every step.
July 18, 2025
The Florida Legislature and Governor Ron DeSantis have approved the complete elimination of sales tax on commercial leases, impacting Florida’s commercial real estate market. On June 16, 2025, lawmakers voted on the state’s final budget and annual tax package, adopting an amendment to House Bill 7031 that contains this tax relief plan. The bill passed through both the House of Representatives and Senate, and on July 3, 2025, was approved by Governor Ron DeSantis. With this approval, this measure takes effect on October 1, 2025, meaning commercial landlords and tenants in Florida will no longer collect or pay sales tax on commercial rent. This is a significant change, considering Florida was one of the only states imposing sales tax on commercial leases. Impact on Landlords and Tenants Commercial landlords and their tenants should prepare for this change by updating their systems and lease agreements to reflect the lack of sales tax applicable to commercial rent payments on or after October 1, 2025. Notable Repeal As stated in Section 37 of the Bill, section 212.031 of the Florida Statutes is repealed, effective October 1, 2025. This repealed statute addresses the sales tax on commercial real estate rentals, which is part of the broader tax relief effort. Consequences for Local Governments A consequence of this plan includes a restriction on local governments’ ability to impose sales tax on commercial leases, limiting their potential revenue streams. Local governments will no longer be able to collect these taxes after October 1, 2025. What’s Next? Due to Governor DeSantis’s approval of this Bill on July 3, 2025, Florida’s commercial leasing market will endure a fundamental shift beginning in October 2025. This could attract more commercial tenants and promote economic growth across the state. If you own or lease commercial property in Florida, now is the time to prepare for these changes.
July 16, 2024
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July 9, 2024
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October 9, 2023
Landlords, under Florida law, have many rights and duties. To begin, landlords have two main rights. The first right you have as a landlord is to receive rent from the tenants for their use and possession of the property. Additionally, you have the right to have your property returned to you with only reasonable wear and tear at the end of the lease agreement. Landlords have many duties under Florida law, many of which apply even if not written into the lease agreement. For example, landlords must provide a home that is safe and meets the applicable housing code requirements and make reasonable repairs to the property when necessary. In addition, landlords are required to give tenants peaceful possession of the property. This means not entering the home unannounced or at random times. Landlords who wish to sell their property do have the right to show the property to potential buyers, but not without prior notice to the tenants. Moreover, as a landlord, you may not base rental decisions or determine rent prices by any discriminatory manners. Terminating the lease agreement will depend on what type of lease agreement you have with your tenant. Under Florida law, if the lease is month-to-month, the landlord must give at least 15 days’ notice before the end of the month. If the lease is week-to-week, the notice must be at least 7 days’ prior to the end of any week. The notice must be in writing and delivered to the tenant. Landlords have the right to evict their tenant on a few bases, including: nonpayment of rent, the tenant not moving out after the expiration of the lease, and noncompliance with the lease. The landlord must give written notice to the tenant prior to filing for eviction as well.  It is important to be aware of your rights and duties as a landlord in the state of Florida. If you have any questions about your rights and duties as a landlord, reach out to one of our attorneys at Martinez Law, P.A., (813) 803-4887, admin@martinezlawfla.com.
August 2, 2022
If you are a short-term rental host, you probably don’t see yourself as a landlord. Florida Law, in most instances, will not deem short-term rental hosts to be landlords who are subject to a specific set of rights and obligations. But importantly, when it comes to getting guests to vacate, you may be required to act like one. The first step in handling guests whose stay you have terminated or who are remaining past their check-out time is working with your host website. Your host website can take actions such as initiating communication with the guests, placing a hold or extra charges on their credit card, and suspend their account or ban them from booking other stays. These actions are likely to motivate the guests to voluntarily leave, but they won’t be an immediate aid. Unfortunately, if your guests are far past their check-out date, causing commotion, making excessive noise, committing crimes or property damage - it is time to involve law enforcement. Many short-term rental hosts presume that law enforcement will, or is required to, treat their guests like hotel guests or transients and order them to leave. The reality is the outcome of contacting law enforcement will vary by location and the circumstances on the scene. In locations where short-term rentals are less regulated by the county or local government, less prevalent, and where the guest has a longer stay, the chance is greater that law enforcement deems it a “civil matter” due to the potential of a landlord-tenant relationship. If this occurs, your only recourse is to file an eviction lawsuit in the local county court, a process which can take several weeks or months to complete. There are a few measures short-term rental hosts can take to prevent this issue. Ensure a responsible party is always available to physically visit the property if issues occur and speak to law enforcement on the scene. This could be yourself, a business partner, or a property manager. Always have guest rules posted on the host website and conspicuously in the property. And, talk to an experienced landlord-tenant attorney about the overall setup of your property, review compliance with local ordinances, and discuss whether it is appropriate to have guests sign a Lease Agreement. If you have questions about short-term rentals and how to protect yourself, reach out to one of our attorneys at Martinez Law, P.A., (813) 803-4887, admin@martinezlawfla.com.
August 2, 2022
Risk is everywhere and it is especially prevalent in investment decisions. Short-term rental hosts often feel they are taking on less risk than putting their hard-earned funds into the stock market or a startup company, but in some situations that may not be the case. As the owner of a property where people are being invited to stay as guests, the potential for liability exists if property damage or personal injury is suffered by those guests. Some common examples include: - Slip and falls - Furniture collapse - Electrocutions and burns - Swimming pool and watersport accidents Taking ordinary care in the maintenance of your property eliminates a substantial amount of risk that the above types of incidents may occur, but other areas of risk will be largely out of your control. Ultimately, if an incident occurs, the finding of liability and allocation of fault is a proc ess. First, you will find out from the guest what occurred and most likely, the expenses that resulted. Then, you have a decision to make, you will either compensate the guest, refer them to your or the host website’s insurance to process a claim, or deny compensation. The process of insurance claim handling can take months to years, especially for more severe injuries or losses. Whether you are personally handling the issue, or an insurance company is, the victim can decide to file a lawsuit at any time up to four years from the date of the incident. If you personally own the property, meaning your name is on the deed, you will be named as a defendant. If the victim wins the lawsuit, you are obligated to pay the resulting judgment and your personal assets such as money, investments, and properties can be seized to satisfy the judgment. This risk can actually be eliminated by not personally owning the property. Instead, seek the assistance of a real estate or property lawyer to change the way your property is held to a Limited Liability Company or a Florida Land Trust so that in a worst-case scenario situation your personal assets cannot be seized. Also, spend time reviewing your options for insurance coverage and discussing your short-term rental business with your insurers to make sure you are adequately covered.
By Tiffani K. Thornton, Esq., Associate Attorney July 21, 2022
Business interests are among the most commonly contested areas in probate litigation. Many business owners spend a significant amount of time considering what will happen when they die, instructing business partners on how to keep things running and sharing with spouses and children where important documents are kept. Unfortunately, verbal instructions are never enough to be legally effective and written instructions must take a specific form under Florida law. Ensuring the business ends up in the hands of the right people requires careful planning. Our approach is to work backwards – think of who you want to receive your business interest and explore the options from there. If you want your heirs, such as your spouse and children to receive the business interest, there are several options. First, you could declare that intent in your Last Will and Testament and upon your death, the probate court will enter an order allowing them to take your place. Second, you can have a separate contract, such as an Operating Agreement for your Limited Liability Company, or a Shareholders Agreement for your Corporation, which states who should receive your interest upon your death. Or third, you can create a Revocable Living Trust that gives your assets to your heirs at death, but transfer your business interest into the trust while you are still alive. If you do not want your heirs to receive the business interest, or you know they do not want to receive it – similar options are available. You could declare in your Last Will and Testament who should take your place in the business. Also, you could have a separate contract that designates who receives your interest or if other members of the business have a right to purchase your interest. Each of these options comes with practical considerations regarding who is best suited to take your place and how which are best reviewed before an Estate Planning Attorney. To discuss these and other option, contact one of our attorneys at Martinez Law, P.A., (813) 803-4887, admin@martinezlawfla.com
By Tiffani K. Thornton, Esq., Associate Attorney July 21, 2022
With the rise in popularity of the Florida Limited Liability Company or “LLC”, many people have become familiar with its separation from the Managers or Members, and specifically that it keeps living even if those managers or members are dead. The information gap is many people do not know exactly how this works. Your ownership of an LLC, whether it is 100% or 10% is an “interest”. Some people call this your “stake in the business”, “piece of the pie”, or other colloquialisms. Unless there is a properly drafted agreement to the contrary, when you die this ownership will go to whomever is listed in your Last Will and Testament, or according to the Florida Statutes if you do not have a will. It may go entirely to one person, such as your spouse, or may be divided among multiple persons. For example, if you die without a Will and have a spouse with children in common, the interest will go to your spouse. However, if you die without a will, with two children and no spouse, your children will each have a 50% interest in the LLC. Their ownership is formalized during the probate process and an update with the Division of State is completed to finalize the change of ownership. This is unlikely to be a desirable outcome, but thankfully with careful planning there are alternatives such as the following: 1) Creating or revising your operating agreement to state who receives your interest at death, if other members will automatically receive or purchase your interest; 2) Drafting a Last Will and Testament that specifically states which of your heirs should receive the ownership interest; and 3) Creating a Revocable Living Trust that will allocate assets to your heirs upon death and during your lifetime, transfer your ownership interest into the trust. To discuss these options in more detail, contact one of our attorneys at Martinez Law, P.A., (813)803-4887, admin@martinezlawfla.com.
By Tiffani K. Thornton, Esq. June 8, 2022
The The excitement of being the successful bidder at a foreclosure auction or tax deed sale can quickly wear off once you learn that the property is encumbered by liens which pre-existed the sale. Not all liens will follow the prior owner or be “written off” after the auction sale is completed; in fact certain types of liens such as federal tax debts, are certain to remain on the property even once under new ownership. In addition, priority liens will remain on the property, such as IRS liens, primary mortgages, secondary mortgages and some homeowners association liens. Depending on the type of lienholder, they may be entitled to file their own foreclosure on the property at any time. Whether they have an interest in doing that or will follow through is a case-by-case determination. By consulting with an experienced real estate attorney you can receive advice on the lienholders options and level of risk. With a low risk lien, you may be able to rent out the property and sell it later without issue. If a risk of foreclosure is present or if you want peace of mind with your new investment, the best course of action is to resolve the liens. If you can make full payment to satisfy the lienholders and obtain a release, you may be free and clear in short order. However, for many new investors or small businesses, that is not possible or not the best financial decision. The next best option is to engage in negotiations with the lienholders for satisfaction and release by contacting them, notifying them that you are the new owner, and offering a percentage of the outstanding balance in exchange for release. Many lienholders, especially those who may have been waiting years for a chance of payment, will be willing to negotiate and accept less than their lien is worth. Taking this path to resolve the liens may take longer, but if successful, you will enjoy the asset as well as some savings. For more information, please contact one of our attorneys at Martinez Law, P.A., (813)803-4887, admin@martinezlawfla.com.