IMPORTANT NOTICE:
The Community Economic Development Practice Area of FLAdvocate will be decommissioned shortly. You can find an abundance of resources on John Little's website housingissues.org and we will maintain a link to his website at our Statewide and Regional Projects Practice Area.
Transactional Legal Forms
CORPORATIONS AND LLCs
- Non-Profit Corporation -- forms & instructions
- For-Profit Corporation - single shareholder
- For-Profit Corporation- - multiple shareholders
- LLC - Single Member - forms & instructions
- LLC - Multi Member - forms & instructions
- Articles of Amendment - adding 501c3 language
- Bylaw Amendments - adding "CHDO" language
- Minutes - sample minutes of director's meeting
- Sample Corporate Resolution
REAL ESTATE
- Letter of Intent - offering to purchase
- Sales Contract - for raw land
- Option Contract - for raw land
- Sales Contract - with existing-structure
- Sales Contract - seller to build - with association
- Sales Contract - seller to build - no association
- Sales Contract - single family home
- Sales Contract - condominium unit
- Sales Contract amendment - extending closing date
- Assignment of Sales Contract
- Short-Sale Addendum
- Confidentiality - Non-Circumvention Agreement
- Seller's Closing Documents - single family home
- Quitclaim Deed
- Warranty Deed
- Donation Agreement
REAL ESTATE BROKERS
- Brokers Agreement (representing a seller) - nonexclusive
- Brokers Agreement (representing a seller) - exclusive
- Brokers Agreement (representing a buyer)
- Salesperson Agreement with broker
CONSTRUCTION DOCUMENTS
- Contractor Agreement - new construction - no federal funds used
- Contractor Agreement - new construction - federal funds used
- Contractor Agreement - rehabilitation - federal funds used
- Contractor Agreement - rehabilitation - no federal funds used
- Contractor Agreement - rehabilitation - simpler template for a small job
- Subcontract
- Change Order Form - rehab job with no architect
- Demand For Sworn Statement Of Account
- Partial Release Of Lien - upon making progress payment
- Final Affidavit And Release Of Lien
- Construction Administration Agreement
- Project Management Agreement (rental housing development)
- Project Management Agreement (single family housing)
- Purchase Agency Agreement - use sales tax exemption in construction
- Contract to Demolish Building
- Developer Services Agreement - vehicle for payment of "developer fees"
PROPERTY MANAGEMENT
- Property Management Agreement - rental
- Property Management Agreement - rental, alternate version
- Property Management Agreement - rental, another alternate version
- Property Management Agreement - single family house
LEASES
- Commercial Lease
- Commercial Lease - an alternate template
- Residential Lease
- Office Lease
- Simple Lease - template for very simple lease
- Lease-Purchase Contract
- Equipment Lease
- Assignment of Lease
- Letter of Intent - offer to lease with option to purchase
EVICTION FORMS
- Eviction Forms - "zip" file - property managers without attorney
- 3 Day Notice To Pay Rent or Quit Premises
- Notice of Termination (of month to month lease)
PARTNERSHIP AGREEMENTS
- Partnership - non-housing business venture
- Joint Venture - single family housing - lots not yet identified
- Joint Venture - single family housing - specific lots identified
- Joint Venture - turn key - builder JV partner brings financing
SALE OF BUSINESS
- Contract For Purchase Of Business
- Confidentiality Agreement -for proposed purchase of business
- Due Diligence Checklist - for purchasers of a business
SALE OF GOODS
- Contract For Sale Of Goods
- Consignment Agreement
- Sales Agency Agreement (simpler template)
- Sales Agency Agreement (more complex template)
- Bill Of Sale
LOANS
- Promissory Note & Mortgage - forgiveable and subordinate ("zip" file)
- Mortgage - short form
- Mortgage - long form
- Promissory Note - payable on demand in one year
- Promissory Note - payable with periodic installments
- Forbearance Agreement - extending due date on promissory note
- Satisfaction Of Mortgage - suitable for recording
- Resolution - authorizing bank loan
- Collateral Assignment - making a life insurance policy collateral for a loan
- Line of Credit - includes 2 documents: Loan Agreement & Promissory Note
WILLS AND ESTATES
EMPLOYMENT & SERVICE AGREEMENTS
- Employment Agreement
- Employee Separation Agreement
- Independent Contractor Agreement - for CEO of a nonprofit
- Independent Contractor Agreement - generic
- Consultant Agreement
- Fund Raising Agreement
MISCELLANEOUS
- Mutual Release - to finalize the formal settlement of a dispute
- Mutual Termination - of an agreement
- Nonprofit's Agreement with Developer - pre-closing services to buyers
- Fiscal Agent Agreement - funding conduit for another organization
- Fiscal Agent Agreement - another version
- Memorandum of Understanding (MOU) - Generic
- Assignment
- Indemnity Agreement
- Confidentiality Agreement - only one disclosing party
- Confidentiality Agreement - both parties sharing information with each other
- Power Of Attorney - giving authority to take specific actions
- Affidavit - generic template for creating an affidavit
- Charitable trust agreement
- Volunteer Agreement - agreement by volunteer participating in an event
- Volunteer Release - release by volunteer participating in an activity
- Sales Representative Agreement
- Grant Agreement - one nonprofit making a grant to another
- Sponsorship Agreement - agreement to provide funding for an event
Nonprofit Resources
Tools and Information Useful to Nonprofit Housing and Community Developers
SELF HELP GUIDES
- Self Help Guide to obtaining 501(c)(3) Status
- Self Help Guide to Florida Property Tax Exemption
- Self Help Guide to becoming a "CHDO"
SAMPLE NONPROFIT CORPORATE POLICIES
- Personnel Policy Manual
- Procurement Policy Manual
- Accounting Policy Manual
- Sexual Harassment Policy
- Conflicts of Interest Policy (IRS approved)
- Lease/Purchase Program Policy Manual
- Affirmative Action Policy
- Code of Ethics Policy
- Document Retention and Destruction Policy
NONPROFIT CORPORATION GOVERNANCE
- Self-assessment of nonprofit for legal compliance
- Avoiding Liability as a Board Member
- How to follow the "Corporate Formalities"
- Disclosure requirements for non-profits
- Fiduciary Duties of Board Members
- Directors and Officers Liability Insurance
- Board - Staff Relations
- Merger or Consolidation of two nonprofits
- Corporate dissolution - "how-to"
- IRS Guide to good governance of nonprofits
- Can boards of directors act without a meeting?
OBTAINING 501(C)(3) TAX EXEMPT STATUS
- Self Help Guide to 501(c)(3)
- Economic Development as a "charitable" activity
- Economic Development as a "charitable" activity - more
- 24 Questions About 501(c)(3) status and Economic Development
- How to obtain an IRS "group exemption"
- IRS market rate housing "Safe Harbor" - IRS Revenue Ruling
- IRS market rate housing "Safe Harbor" - an article
- Obtaining 501(c)(3) status for an LLC
- IRS Guidance - exempt entity as general partner in a tax credit deal
OTHER ISSUES WITH 501(C)(3) CORPORATIONS
- IRS - terminating or merging an exempt organization
- "Unrelated Trade or Business" - a short overview
- Lobbying and Political Activity 501(c)(3) Tax Exempt Status
- Incentive Compensation - is it "private inurement"?
- Private Inurement - "intermediate sanctions"
- IRS "Stay Exempt" site (tax basics for exempt organizations)
HOUSING DEVELOPMENT
- The Housing Development Game - a primer (Tom Zuniga)
- Beginners Overview - Low Income Housing Tax Credits
- Nonprofit as a partner in a Low Income Housing Tax Credit deal
- The federal HOME Program and how to become a "CHDO"
- Converting an Ordinary Nonprofit into a "CHDO"
- Putting Together a Housing Development Team
- Ways to re-capture Subsidy in Affordable Housing
- Construction Liens and Bonds (the nuts and bolts)
- Issues with Nonprofits making Home Repair Loans
- Negotiating a Joint Venture Agreement
- Using a Sales Tax Exemption to Lower Construction Costs
- Operating government funded home repair lending programs
- What is a "Certificate of Use and Occupancy"?
- Tax deeds and tax certificates
- Title Insurance - a Primer
- Using "surplus lands" in Florida for affordable housing
PROPERTY MANAGEMENT
COMMUNITY REDEVELOPMENT
- Enhancing the Capacity of Nonprofit Developers
- Commercial Revitalization - An Implementation Outline
- Creating a Comprehensive Community Revitalization Plan
- How to use the Community Reinvestment Act (CRA)
PERSONNEL ISSUES
- "Independent Contractor" vs. "Employee" (avoiding IRS penalties)
- Human Resources: Reasonable Compensation Reviews
- Guide to Fair Labor Standards Act (a/k/a minimum wage law)
PURCHASING REAL ESTATE
Other Helpful Links:
Florida Housing Finance Corporation
Florida Housing Data Clearinghouse
South Florida Community Development Coalition
Neighborhood Transformation: Resources for Nonprofit Redevelopment Efforts (housingissues.org)
Legal Services of Greater Miami, Inc.
ABA: Forum on Affordable Housing and Community Development Law
Novogradac Affordable Housing Resource Center