How to get accurate skip trace for LLC owned property

Why LLCs are different for skip tracing

When a property is owned by an LLC (Limited Liability Company), you cannot simply skip trace the LLC name and expect to get a direct phone number for the decision-maker. An LLC is a legal entity, not an individual. Its contact information typically leads to a registered agent, a business address, or a law firm, not necessarily the person who can make selling decisions.

You need to identify the individual behind the LLC to make contact. This extra step is crucial because direct skip tracing the LLC name will almost always yield generic contact information, delaying your ability to connect with the actual property owner who has the authority to sell.

Starting with public records for LLC details

Your first step is to dive into public records. Every state requires LLCs to register with the Secretary of State or a similar government agency. You can usually find this information by searching the state's business entity database online. These databases are publicly accessible and often free to use.

Look for the LLC's articles of organization or annual reports. These documents often list the registered agent, managing members, or sometimes even the original incorporator. This individual is your gateway to finding the actual decision-maker. Pay close attention to any names listed, as these are your primary targets for the next stage of skip tracing.

Identifying the registered agent or managing member

Once you have the LLC's public filing, focus on identifying the registered agent or any listed managing members. The registered agent is the person or entity designated to receive legal documents on behalf of the LLC. While this might be an attorney or a corporate service, it could also be one of the principals.

If managing members are listed, these are often the individuals with the authority to make decisions about property sales. Note down all names associated with these roles. If only a corporate service is listed as the registered agent, you may need to look for other filings or associated entities to find a natural person's name.

Skip tracing the individual behind the LLC

With the names of the registered agent, managing members, or other key principals identified from the public records, you can then proceed with a standard skip trace on these individuals. This is where you will typically find personal phone numbers, including mobile numbers, and email addresses. You are essentially doing a skip trace on a person, not the company.

Be prepared for multiple names if the LLC has several partners or if the registered agent is a separate individual from the owner. Your goal is to gather as much contact information as possible for each individual identified, to increase your chances of making successful contact.

What to do with multiple names from an LLC

It's common to get several names associated with an LLC, especially if it's a larger investment group or a family-owned entity. Prioritize those listed as managing members, officers, or those explicitly named as having authority, as they are most likely to have decision-making power.

If you have multiple phone numbers for these individuals, follow your standard protocol for calling, starting with direct mobile numbers. Be aware that you might need to try several contacts before reaching the right person, and sometimes the registered agent can connect you to the appropriate party. Keep detailed notes in your CRM about who you've contacted and when.

Challenges with shell companies and privacy

Some LLCs are specifically set up to obscure the true owner's identity, often referred to as "shell companies." In these cases, the registered agent might be a service that provides minimal information, or the LLC might be nested within other LLCs. This adds layers to the skip tracing process.

You might need to trace through multiple entities or use advanced data tools to find an individual's name. Be persistent, but understand that some owners prioritize privacy, making direct contact more difficult. This is a common hurdle but not insurmountable; it just requires more diligent research and sometimes, a bit of detective work.

Disclaimer

This content is for informational purposes only and not for the purpose of providing legal, tax, or financial advice. You should contact your attorney, accountant, or financial advisor to obtain advice with respect to any particular issue or problem.