Real estate investors—this is one you don’t want to overlook.
Florida is about to introduce a powerful new planning tool that could significantly change how you structure and protect your investments.
In 2025, Florida passed Senate Bill 316, officially adopting “Protected Series LLC” provisions into the Florida Revised Limited Liability Company Act. The law becomes effective July 1, 2026—which means now is the time to start planning.
If you own multiple properties—or plan to—this could open the door to a more efficient, strategic way to structure your holdings.
What Is a Series LLC?
A Series LLC allows you to create one parent LLC with multiple “protected series” underneath it.
Each protected series can:
- Hold its own assets
- Have its own members or managers
- Enter into contracts and incur liabilities independently
Think of it as creating multiple “sub-entities” within one overarching structure—without needing to form a brand-new LLC for each asset.
While this concept is new to Florida, it has already been adopted in states like Delaware, Wyoming, and Nevada, and is based on well-established legal frameworks.
Why This Matters: A New Layer of Protection
One of the most significant features of this law is what’s called a horizontal liability shield.
This means:
- Liabilities tied to one series stay within that series
- Creditors of one property or venture generally cannot reach assets held in another series
This works alongside the traditional vertical liability protection, which helps shield your personal assets from business liabilities.
For investors, this creates a more structured and intentional way to isolate risk across multiple properties or ventures.
Who Should Be Paying Attention?
This new structure is particularly valuable for:
- Real estate investors
Hold each property or project in its own protected series—without the administrative burden of multiple LLCs - Entrepreneurs with multiple ventures
Separate business lines while maintaining centralized control - Family offices and high-net-worth families
Organize and protect assets efficiently while reducing ongoing filing requirements
Important Considerations
While Series LLCs offer exciting opportunities, they are not a one-size-fits-all solution.
Key considerations include:
- Proper drafting of operating agreements
- Clear separation of assets and records between series
- Understanding how lenders, title companies, and courts will treat these structures
In other words—the strategy matters just as much as the structure.
Start Planning Before the Deadline
With the law taking effect in July 2026, there is a valuable window of time to evaluate whether this structure makes sense for your portfolio—and to implement it correctly.
If you own multiple properties or are actively investing, now is the time to start the conversation.
👉 Schedule a strategy session to explore whether a Series LLC structure aligns with your investment strategy and long-term goals.
This article is a service of Florida Wills & Trusts Law, a Personal Family Lawyer® Firm. We don’t just draft documents; we ensure you make informed and empowered decisions about life and death, for yourself and the people you love. That’s why we offer a Life & Legacy Planning® Session, during which you will get more financially organized than you’ve ever been before and make all the best choices for the people you love. You can begin by calling our office today to schedule a Life & Legacy Planning Session.
This material was created for educational and informational purposes only and is not intended as ERISA, tax, legal, or investment advice. If you are seeking legal advice specific to your needs, such advice services must be obtained on your own, separate from this educational material.