The SEC Compliance Process for Real Estate Syndication: A Guide

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In the world of real estate, syndication provides a promising avenue for individuals and groups to pool resources together and invest in properties larger than they could afford or manage on their own. However, the regulatory landscape surrounding real estate syndications can be complex and challenging to navigate. A crucial aspect of this landscape is compliance with the rules and regulations of the U.S. Securities and Exchange Commission (SEC), specifically, Regulation D. This guide aims to provide a basic understanding of the SEC compliance process for real estate syndications and the important role of an attorney in ensuring this compliance.

Understanding Real Estate Syndication

Real estate syndication is a method where multiple investors combine their resources to invest in properties and projects that would be too expensive or complicated for an individual investor. This strategy enables a collective group to participate in investment opportunities that might otherwise be beyond their individual capacities.

Investing in real estate syndications can come with significant potential returns, but it also brings its share of risks. These risks can be financial, regulatory, and managerial, among others. One of the ways to mitigate these risks is by ensuring adherence to all relevant laws and regulations, including those put in place by the SEC.

Typically, a real estate syndication is structured as a limited partnership (LP) or a limited liability company (LLC). The choice between an LP and an LLC depends on several factors, including the investors’ roles and responsibilities, the tax implications, and the need for asset protection.

Is the Syndication Offering a Security?

When organizing a real estate syndication, the question of whether the offering constitutes a security often arises. The Supreme Court has a broad interpretation of what constitutes a security, including an investment contract. The Howey Test is a practical assessment to determine whether a transaction qualifies as an investment contract. Four statements must be met:

  1. It is an investment of money.
  2. There is an expectation of profits from the investment.
  3. The investment of money is in a common enterprise.
  4. Any profit comes from the efforts of a promoter or a third party【13†source】.

Engaging with Accredited and Non-Accredited Investors

The type of investors you engage with influences the regulatory guidelines you must follow. The SEC differentiates between accredited and non-accredited investors, with accredited investors assumed to possess a certain level of sophistication and meet specific earnings or net worth thresholds. The type of investor you engage with also dictates the type of SEC registration exemption you can file, which influences how you manage the project/offering.


Legal Fees

The process of SEC compliance is often intricate and requires a deep understanding of securities law. It is here that the expertise of an attorney becomes invaluable. An attorney guides the syndicator through the regulatory maze, providing legal advice on structuring the syndication, preparing necessary documentation, and ensuring adherence to all applicable laws and regulations.

Apart from the initial compliance, attorneys also play a crucial role in providing ongoing counsel, helping the syndicate navigate post-compliance responsibilities and, if necessary, handling any legal issues that may arise during the life of the syndication.

Securities lawyers typically charge in the range of $250 to $500 per hour for their services. The cost to draft a Private Placement Memorandum (PPM) can range from $2,500 to $15,000, depending on the complexity of the syndication. Additionally, smaller related agreements, such as Subscription Agreements, Operating Agreements, and Investor Rights Agreements, can range from $400 to $1,000 each.

Other Fees in Real Estate Syndication

In a syndication, both sponsors and investors aim to profit from the arrangement. However, compensation structures often favor passive investors, prompting general partners (GPs) to incorporate various fees into the project to better compensate for their efforts and expertise. These fees can include:

  1. Raise Fee/Acquisition Fee: This fee compensates the general partner for sourcing and acquiring the investment property.
  2. Asset Management Fee: This fee covers the ongoing management and oversight of the investment property.
  3. Promote Fee: Also known as a “carried interest,” this fee is a share of the profits that the general partner receives above a certain threshold, typically after investors have received their initial investment back.
  4. Refinance Fee: This fee may be charged if the syndication decides to refinance the property during the investment term.
  5. Disposition Fee: This fee is charged upon the sale or disposition of the investment property.

Steps in the SEC Compliance Process

Step 1: Drafting Agreements and Private Placement Memorandum (PPM)

Subscription Agreements & OA

Drafting the agreements for a real estate syndication involves creating various documents that detail the terms and conditions of the syndication. The two primary documents are the Subscription Agreement and the Operating Agreement.

The Subscription Agreement is a contract between the syndicate (the issuer) and the investor. It outlines the terms of the investment, including the amount of the investment, the structure of the syndication, and the rights and responsibilities of the investor. This document is essential for both the investor and the syndicate to understand the terms of the investment.

The Operating Agreement is an internal document for the syndication. It outlines the structure of the syndication, the roles and responsibilities of the managers and members, and the distributions of profits and losses. It also includes provisions for decision-making processes, dispute resolution, and the addition or withdrawal of members.

Drafting the Private Placement Memorandum (PPM)

The Private Placement Memorandum (PPM) is a comprehensive document that provides potential investors with all the information they need to make an informed investment decision. This document is required for offerings under Regulation D and is designed to protect both the syndicate and the investors.

The PPM should include the following sections:

  1. Summary: This section provides a brief overview of the offering, including the amount to be raised, the type of securities being offered, and the minimum investment amount.
  2. Risk Factors: This section outlines the potential risks of the investment. These could include market risks, management risks, and specific risks related to the property.
  3. Business Plan: This section provides details about the property, including its location, condition, and market analysis. It also outlines the syndicate’s plans for the property, such as any intended renovations or marketing strategies.
  4. Management: This section provides information about the syndicate’s management team, including their experience and qualifications.
  5. Financial Projections: This section provides projections for the property’s financial performance, including expected revenue, expenses, and return on investment.
  6. Terms of the Offering: Specific terms of the security being offered.

Step 2: Filling out Form D

Form D is an essential document in the SEC compliance process for real estate syndication. It’s a brief notice that includes basic information about the issuer of the securities and the exemption it’s claiming under Regulation D.

Here’s a step-by-step guide to filling out Form D:

  1. Issuer Information: This section requires basic information about the issuer, such as the name, address, and the state/country of organization. This should match the information on your official documents for your business entity.
  2. Related Persons: Here, you’ll list any persons related to the issuer, such as executive officers, directors, and promoters. You’ll need to include their names, addresses, and roles.
  3. Exemption and Exclusion Information: This section is where you’ll claim your exemption under Regulation D. You’ll need to identify which rule under Regulation D you’re claiming (Rule 504, 505, or 506), and provide information about any exclusion claims.
  4. Offering and Sales Amounts: This section asks for details about the offering, including the total offering amount, the amount already sold, and the amount remaining to be sold. It also asks if the offering is intended to last more than a year.
  5. Investor Information: This section requires information about the type of investors in the offering, including whether they are accredited or non-accredited, and the minimum investment amount, if any.
  6. Signature and Verification: The final section is where you’ll sign and date the form. The person signing must be authorized to do so on behalf of the issuer.

Step 3: Forming Entities

The final step in the compliance process is forming the necessary entities. In a typical real estate syndication, at least two entities are formed: an entity that owns the property (usually a limited liability company or LLC), and a managing entity that oversees the operations of the syndication and the property (usually another LLC or a general partnership (GP)).

The first entity, often structured as an LLC, holds the property. LLCs are inexpensive to establish and maintain, offer flexibility for taxation purposes, and limit the liability of individual members. This structure allows the syndication to limit the liability to the assets of the property-holding entity, protecting the investors’ personal assets from any potential liabilities associated with the property​.

The second entity is the managing entity, which is responsible for the day-to-day operations and management of the syndication and the property. This entity could also be an LLC, or it may be structured as a general partnership (GP), where the GP is responsible for everything associated with the investment. It’s common for the general partner or partnership team to form an LLC as the GP to help reduce exposure. This entity is usually formed by the sponsors of the syndication, who take on the active role of managing the syndication and the property​.

The choice between an LLC and a GP for the managing entity depends on various factors, including the level of control and active participation desired by the investors. Limited partnerships offer investors no control or active participation in the management of the entity, so if an investor wants to participate in the project in addition to their capital contribution, a limited partnership may not be the ideal legal structure​.


Navigating the SEC compliance process for a real estate syndication is a complex endeavor, but it is a necessary step to ensure legal and regulatory adherence. Compliance with SEC regulations, particularly under Regulation D, is crucial for protecting the interests of all parties involved and maintaining the integrity of the syndication. Throughout this guide, we have explored the key components of the SEC compliance process and the vital role that an attorney plays in facilitating this compliance.

Real estate syndication offers a unique opportunity for investors to pool their resources and participate in larger-scale projects. However, it also comes with its fair share of risks and challenges. By understanding the regulatory landscape and engaging with experienced legal professionals, syndicators can navigate these challenges with confidence.

Engaging with accredited and non-accredited investors requires careful consideration, as different regulatory guidelines apply to each category. It is important to be aware of the compliance obligations and exemptions associated with each investor type to ensure full adherence to SEC regulations.

The costs associated with SEC compliance and legal services must also be taken into account. Attorneys specializing in securities law play a vital role in guiding syndicators through the compliance process, providing expert advice, and drafting the necessary agreements and documentation. While legal fees can vary, it is essential to recognize the value that attorneys bring in protecting the syndication’s interests and mitigating legal risks.

Additionally, it is important to be aware of the various fees that may be associated with a real estate syndication. These fees, such as acquisition fees, asset management fees, promote fees, refinance fees, and disposition fees, allow general partners to be appropriately compensated for their efforts and expertise. Syndicators must carefully consider these fee structures and communicate them transparently to investors.

The SEC compliance process consists of several key steps, including drafting agreements and a Private Placement Memorandum (PPM), filling out Form D, and forming the necessary entities. Each step requires attention to detail, legal expertise, and compliance with regulatory guidelines. By engaging experienced professionals and following best practices, syndicators can navigate the process effectively.

In conclusion, SEC compliance is not an area to be overlooked in real estate syndication. Engaging the services of knowledgeable attorneys, understanding the regulatory requirements, and adhering to best practices will help ensure a smooth and compliant syndication process. By doing so, syndicators can mitigate risks, protect the interests of all parties involved, and set the stage for a successful real estate investment venture.

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