News: Spotlight Content

In praise of the design professional corporation

I am seeing a lot of action on the Design Professional Service Corp.(DPC) front. The DPC is the only entity in which New York permits non-licensed owners of architecture, engineering and other design professional firms. With most other states permitting some form of non-licensed ownership of design professional firms, New York was a bit late to the party but the DPC became a permitted entity effective January 1st, 2012. As Jay Simson, president of ACEC New York, said, "Thank you governor Cuomo, I think the design professionals began lobbying for this when your father was governor." Up to 24.99% of the outstanding shares of a DPC may be issued to non-licensed professionals; similarly, up to 24.99% of director and officer positions may be held by non-licensed professionals, although the chairperson of the board, president and chief executive officer must be licensed design professionals. The DPC form offers design professional firms greater flexibility in terms of attracting and rewarding business specialists such as financial, marketing and technology professionals who may not be licensed design professionals. At first, taking advantage of the DPC form presented a series of difficulties for existing design professional firms. While an existing firm could organize an entirely new DPC entity and dissolve the existing entity, this could create tax and business issues. For example, all of the old firm's contracts (from leases to client contracts) would have to be assigned to the new entity, a lot of work and getting consents to contract assignments never a given. A workaround was to keep the old firm in existence and concurrently start up a new DPC that would take on new business and, ultimately, the business obligations. However, since both the NYS Department of State and the State Education Department, which regulates licensed professionals, do not permit two separate entities to have confusingly similar names, either the old or the new firm would have to essentially rebrand, also not an appealing outcome for many firms. In 2013, the law was augmented so that existing professional corporations (PCs) can simply convert into a DPC, thereby eliminating, the tax, contract and name issues for that large group of firms. The other permitted types of firms, limited liability partnerships and professional service limited liability companies, do not have such conversion rights presently. In light of the law change, the increased DPC activity makes sense. Those that are starting new firms are electing the DPC for its relatively low start-up costs and the flexibility available when the day comes to bring non-licensed professionals into the firm's management and ownership ranks. Now the PCs also have an easy way to walk through the DPC door. Allowing non-licensed individuals to hold ownership, officer and director positions in design professional firms truly allows firms to focus without restraint on the most qualified candidates for certain business-related positions. Congratulations to all of you who are taking advantage! Patricia Harris, Esq., is the founder and CEO of LicenseSure LLC New York, N.Y.
MORE FROM Spotlight Content

Over half of Long Island towns vote to exceed the tax cap - Here’s how owners can respond - by Brad and Sean Cronin

When New York permanently adopted the 2% property tax cap more than a decade ago, many owners hoped it would finally end the relentless climb in tax bills. But in the last couple of years, that “cap” has started to look more like a speed bump. Property owners are seeing taxes increase even when an
READ ON THE GO
DIGITAL EDITIONS
Subscribe
Columns and Thought Leadership
How much power does the NYC mayor really have over real estate policy? - by Ron Cohen

How much power does the NYC mayor really have over real estate policy? - by Ron Cohen

The mayor of New York City holds significant influence over real estate policy — but not absolute legislative power. Here’s how it breaks down:

Formal Legislative Role

Limited direct lawmaking power: The NYC Council is the primary
The strategy of co-op busting in commercial real estate - by Robert Khodadadian

The strategy of co-op busting in commercial real estate - by Robert Khodadadian

In New York City’s competitive real estate market, particularly in prime neighborhoods like Midtown Manhattan, investors are constantly seeking new ways to unlock property value. One such strategy — often overlooked but
Oldies but goodies:  The value of long-term ownership in rent-stabilized assets - by Shallini Mehra

Oldies but goodies: The value of long-term ownership in rent-stabilized assets - by Shallini Mehra

Active investors seeking rent-stabilized properties often gravitate toward buildings that have been held under long-term ownership — and for good reasons. These properties tend to be well-maintained, both physically and operationally, offering a level of stability
Properly serving a lien law Section 59 Demand - by Bret McCabe

Properly serving a lien law Section 59 Demand - by Bret McCabe

Many attorneys operating within the construction space are familiar with the provisions of New York Lien Law, which allow for the discharge of a Mechanic’s Lien in the event the lienor does not commence an action to enforce following the service of a “Section 59 Demand”.