What Are the Benefits of AB 2016 for Small Estates in California?

AB 2016 simplifies the probate process for small estates in California—especially in Los Angeles—by raising the value threshold from $166,250 to $184,500. This means qualifying families can transfer real estate without full probate, saving time, court costs, and months of delay.

What does AB 2016 actually do for probate real estate?

AB 2016, passed in California and effective January 1, 2025, updates the definition of a "small estate" under Probate Code Section 13100. The law increases the total gross value of real and personal property that qualifies for a simplified transfer—from $166,250 to $184,500.

Why this matters:

In high-cost areas like Los Angeles County, many modest homes were previously above the threshold—forcing heirs into full probate. With this adjustment, more families now qualify for a faster, cheaper process to transfer ownership.

How does this impact inherited homes in Los Angeles?

If an inherited property in Pasadena, Highland Park, or Boyle Heights is worth under $184,500, heirs can often use an Affidavit for Transfer of Real Property of Small Value instead of full probate.

Key benefits in L.A. County:

• 🏠 Avoid Full Probate Court: Skip months of court hearings and paperwork.

• 💰 Lower Legal Costs: No need for a probate attorney in many cases.

• ⏱️ Faster Transfer Timeline: Property can transfer in weeks, not months.

• 📄 Simplified Forms: Just one or two documents needed.

• 🧾 No Court Appraiser Required: You can use an independent property valuation.

What types of properties qualify under AB 2016?

To qualify under the new AB 2016 guidelines in Los Angeles County, the estate:

• Must include real property valued under $184,500 (gross market value).

• Cannot be part of an ongoing probate proceeding.

• Must be at least 6 months past the date of death.

• Must have a valid Affidavit of Death and property valuation.

What’s an example of a small estate scenario?

Let’s say your grandmother passes away in Pasadena, and the only asset she leaves is a small vacant lot worth $180,000. Thanks to AB 2016:

✅ You can file a 13100 Affidavit
✅ No need to open a full probate case
✅ You save 6–9 months of waiting and thousands in legal fees

Before this law, even modest land parcels like this would trigger full probate.

How do I know if I qualify for AB 2016’s benefits?

Here’s a quick checklist:

Requirement Do You Qualify?

Total estate value under $184,500 ✅

No other probate opened ✅

40+ days since death (13100) ✅

OR 6+ months (13200)

Clear legal heir (next of kin or will) ✅

Real property located in California ✅

Still not sure? You can contact our probate team to review your case in minutes.

How does this differ from a full probate case?

Aspect AB 2016 Small Estate Full Probate Process

Timeline Weeks 9–18 months

Court Hearings None Multiple

Legal Fees Minimal Thousands in attorney %

Property Sale Simple deed transfer Court confirmation sales

Valuation Independent allowed Requires probate referee

What if the property is just over the limit?

If the property is valued slightly over $184,500, there are still options:

• Get a market valuation some tax-assessed values are lower than expected.

• Remove non-real estate assets (like vehicles or bank accounts) from the affidavit to stay under the threshold.

• Consider if other heirs can disclaim interest to simplify things.

Our team specializes in creative probate solutions for Los Angeles heirs—feel free to reach out here.

Does AB 2016 apply in Orange County too?

Yes. AB 2016 is a California state law, so it applies in Orange County and all 58 counties. However, since property values are higher in many parts of Los Angeles, the change has bigger impact locally—particularly in:

• Pasadena

• East LA

• Mid-City

• Compton

• Panorama City

These areas are full of properties once stuck in probate due to valuation.

Final Thoughts: Should I use AB 2016?

If you’re inheriting a property and its value is under the threshold, AB 2016 could save you months of time, legal headaches, and thousands in fees.

But it’s not always black-and-white.

We help Los Angeles families assess their situation, evaluate the home’s value, and determine whether AB 2016 is the best path—or if a full probate with court supervision is still necessary.

➡️ Talk to a local probate specialist today