🏡 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.
