🏡 How Do I Inventory Real Estate in Probate in California?

To inventory real estate in probate in California, the executor or administrator must list the property on the official probate inventory form (Form DE-160 or GC-040), obtain a formal appraisal from a probate referee, and include it in the total estate valuation submitted to the probate court. This process is required under California law to determine estate value, taxes, and distribution.

What Does “Inventorying” Real Estate in Probate Actually Mean?

When someone passes away in California and their estate enters probate, one of the executor’s key responsibilities is to create a detailed inventory of all the deceased’s assets — including real property (homes, land, etc.). This process isn't just about writing down an address. It’s about documenting the legal, financial, and market-related aspects of the real estate so the court can oversee fair administration.

Step-by-Step: How to Inventory Real Estate in California Probate

Here’s exactly what’s involved:

✅ Step 1: Identify All Real Estate Owned by the Decedent

• Review deeds, property tax statements, and mortgage documents

• Check the county assessor's website (Los Angeles County Assessor for Pasadena/L.A.)

• Verify if the property is held in their individual name, trust, joint tenancy, etc.

✅ Step 2: Complete Form DE-160 (Inventory and Appraisal)

• This is the official inventory form required by the California probate court

• You'll need to list the property address and describe the asset

✅ Step 3: Assign the Real Estate to a Probate Referee

• The probate referee is a court-appointed professional who performs an official appraisal

• They will determine the fair market value of the property as of the decedent’s date of death

✅ Step 4: Submit the Inventory to the Probate Court

• The completed DE-160 form, along with the referee’s appraisal, is filed with the court

• This becomes part of the public probate record

Key Documents You’ll Need

Document Purpose

Form DE-160 Lists all estate assets, including real estate

Probate Referee’s Appraisal Establishes property value

Preliminary Change of Ownership Report (PCOR) Required by assessor when title transfers

Death Certificate Needed to trigger title and legal processes

Who Assigns the Probate Referee?

The court does. Once the probate case is opened in Los Angeles County or any California county, the court clerk assigns a local probate referee based on jurisdiction. The referee is independent and impartial.

What If There Are Multiple Properties?

Each property must be individually listed and appraised. Whether it’s a family home in Pasadena or a rental duplex in East L.A., every real estate asset must be accounted for in probate. Failing to list one could result in delays or liability for the executor.

Tips for Executors in Pasadena and Los Angeles County

• Get organized early – Delays in gathering deeds or mortgage info can slow the probate process

• Work with a probate-focused real estate agent – We help navigate valuations, cleanup, and sales

• Check for liens – Properties with debt need to be listed with that information

• Don’t guess the value – Only the probate referee’s value counts in court

Can Real Estate Be Sold Before the Inventory Is Final?

Yes — but it depends. You’ll still need to involve the referee for valuation. Often, homes are sold after the Inventory and Appraisal is submitted, but in urgent cases (e.g., to avoid foreclosure), the court can approve an early sale with proper filings.

Why Inventory Matters

Inventorying real estate properly is essential because:

• It determines what the estate is worth

• It affects probate fees and potential taxes

• It protects the executor from legal liability

• It creates transparency for heirs and beneficiaries

Local Insight: Pasadena and L.A. Probate Courts

In Pasadena and Los Angeles County, the Superior Court of California handles probate. Our team is familiar with local requirements and can help ensure all real estate is properly inventoried, appraised, and submitted to avoid delays.

Need help getting your probate inventory started?

Contact The Borges Real Estate Team — we specialize in Los Angeles County probate sales and can connect you with appraisers, attorneys, and all the right resources.