How Do I Inventory Real Estate in Probate in California?
To inventory real estate in California probate, the executor must complete a court-required Inventory and Appraisal (Form DE-160). This includes listing the property’s legal description, fair market value, and supporting documentation. A Probate Referee then assigns the official value. This step is mandatory for estate settlement and court approval.
What Is the Inventory and Appraisal Process?
Under California Probate Code, every executor must file an Inventory and Appraisal with the court. This provides a snapshot of the decedent’s assets — including real estate — at the time of death.
The process includes:
Filing Form DE-160 (Inventory and Appraisal)
Listing all probate assets (homes, land, etc.)
Working with a Probate Referee who assigns the home’s official value
What Information Is Required for Real Estate?
When listing a home or land parcel in the probate inventory, you’ll need:
✅ Property address
✅ Legal description from deed or title
✅ Assessor’s Parcel Number (APN)
✅ Fair market value at date of death
✅ Ownership interest (e.g. 100%, 50%)
What Is a Probate Referee?
A Probate Referee is a neutral professional appointed by the court to appraise real property and other non-cash assets.
Assigned by the probate clerk
Uses comps, market data, and property characteristics
Files official appraisal with the court (Form DE-161)
⚠️ The executor cannot assign their own value to real estate — only the Probate Referee can.
When Should I File the Inventory?
The DE-160 Inventory and Appraisal is due within 4 months of the Letters of Administration being issued.
If the executor delays:
The court may issue a citation
Heirs may petition for removal
Distribution or sale of property may be blocked
Can I Sell the Home Before the Inventory Is Complete?
Yes, but with caution. You can list and accept an offer, but court approval (especially under IAEA with limited authority) may be delayed or denied if the inventory is incomplete.
Best practice:
File the inventory promptly
Let the Probate Referee finish their report before closing escrow
Common Mistakes Executors Make
🚫 Not including all property details (like easements or shared ownership)
🚫 Missing deadlines for DE-160 submission
🚫 Forgetting to update the inventory if property changes in value
🚫 Not consulting the probate attorney or real estate agent
Real Example: Pasadena Family Probate Inventory
We worked with a family in Pasadena managing an inherited duplex. The executor:
Provided only the address
Forgot the parcel number
Left off square footage and garage info
Our team helped retrieve the grant deed, worked with the Probate Referee, and got the correct value assigned. This cleared the way for court confirmation and the sale closed within 90 days.
What Happens After the Inventory Is Filed?
Once submitted:
The court reviews the inventory
Probate Referee submits the appraisal (DE-161)
This value is used to:
Pay inheritance taxes (if applicable)
Guide sale pricing
Determine bond amounts
Finalize distribution among heirs
Who Can Help With the Inventory?
A probate attorney will ensure you meet court requirements. A real estate professional familiar with probate can help gather:
Grant deed
APN and legal description
Market value comps
Key Takeaways
✅ You must file DE-160 for real estate in probate
✅ A Probate Referee sets the official value
✅ Deadlines matter — delays can harm the estate
✅ Court confirmation may rely on inventory completion
✅ Use professionals to avoid mistakes
Need Help With Probate Inventory?
We assist executors across Los Angeles and Pasadena with gathering documents, coordinating with the Probate Referee, and preparing real estate for court and sale.
