I run a small consulting thing solo. I filed my LLC in WA last year. I work from my apartment. Is that actually allowed, or do I need some separate permit? My lease has a clause about 'business use' that is kind of vague and I'm paranoid. Anyone actually done this?
LLC
Can a Washington LLC operate a business from a home office?
Your LLC existing doesn't grant or ban home use. That's a zoning and lease question. Check the city's municipal code code for home occupation permits. Seattle has one, it's cheap and mostly about not having customers come to your door.
Landlord clause, not city. Read the actual lease. My last place place said I needed written approval for 'home office' but it was in a weird section about guests. Never asked, never got caught, not giving you advice.
What county? King vs. rural is a whole different game. Spokane County didn't care about my wife's LLC at all, but we're out on 5 acres so YMMV.
Right, should have led with that. OP, key words to search: your city + 'home occupation' or 'home-based business'. If you're in unincorporated Snohomish or something, county code instead. Most regulate traffic and signage, not the paperwork.
Seattle, so city code. I'll look up the home occupation permit. Honestly the lease thing is what worries me more than the city city. I don't want to ask my property manager and give them a reason to say no.
LLCs don don't have addresses that matter for this. Your operating agreement says wherever your principal office is. That's not a permit.
Grackle is technically right, but that's the least useful technicality on this thread. The city can still fine you or make you stop if home occupation rules apply and you skip the permit. Quiet clients-only, no signage, no employees showing up? Nobody's going to notice, but 'nobody notices' isn't the same as 'allowed'.
Also think about insurance. Renter's policy may not cover business equipment or liability if a client trips on your laptop cord. My partner had a home office claim denied because the policy didnt list business use.
what's the actual concern though, a fine or the landlord noticing? Those are different problems with different fixes
The Seattle home occupation permit is genuinely not a big deal. It exists so people don't turn apartments into storefronts. A solo consultant with no walk-in traffic is basically the target use case. The lease is the real risk, not the city.
Yeah that's my read too, I just wanted a reality check. Going to read my lease again tonight and probably not bring it up unless they do. Thanks all.
You can do it, it's just not free of risk. That's it, that's the whole thread.
Actually one more thing, if you're claming the home office deduction the IRS doesn't care about your lease either. Different agency, different rules. Good luck with the property manager.