When you inherit a house in California, immediately secure the property, locate estate documents, file the death certificate with the county recorder, notify insurance companies, and determine whether the property is in a trust or requires probate. Contact a probate-experienced real estate agent within the first week to understand your timeline and options before making major decisions.

Inheriting a house in California can feel overwhelming, especially while you're grieving. The legal requirements, financial decisions, and emotional weight all hit at once. But here's the truth: the steps you take in the first 30 days can save you months of complications and thousands of dollars down the road.

Whether you plan to sell, keep, or rent the inherited property, this checklist walks you through exactly what needs to happen and when.

Week 1: Immediate Actions (Days 1-7)

Secure the Property

Before anything else, make sure the property is secure. Change locks if necessary, check that utilities are functioning, and document the current condition with photos and video. This protects against theft and establishes a baseline for insurance purposes.

In Pasadena neighborhoods like Linda Vista and Hastings Ranch, we've seen unoccupied homes targeted within days of a death notice appearing in obituaries. Prevention is critical.

Locate Essential Documents

• Death certificate (order 10-15 certified copies)
• Will or trust documents
• Property deed
• Mortgage statements (if any)
• Property tax bills
• Homeowners insurance policy
• HOA documents (if applicable)

Determine Transfer Method

This is the most important distinction: Is the property in a living trust, or will it go through probate? Trust properties can typically transfer within weeks. Probate in California takes 9-18 months minimum. If you're unsure, an estate attorney can tell you within one consultation.

Week 2: Financial and Legal Setup (Days 8-14)

Notify Insurance Companies

Contact the existing homeowners insurance immediately. Most policies have specific requirements when the named insured dies. You may need to convert to a vacant property policy if no one is living there, which typically costs more but provides essential protection.

File with County Recorder

File the death certificate with the Los Angeles County Recorder's Office. For trust properties, you'll also need to record an Affidavit of Death of Trustee. This establishes the public record of ownership transition.

Open Estate Bank Account

Keep estate finances completely separate from personal accounts. Open a dedicated estate checking account to pay property expenses, receive any rental income, and track all financial activity. This becomes essential for tax reporting and final accounting.

Week 3: Assessment and Planning (Days 15-21)

Get a Professional Property Assessment

Hire a real estate agent experienced with inherited properties to assess current market value. This serves multiple purposes: establishing stepped-up basis for tax purposes, understanding your equity position, and informing your hold-or-sell decision.

Understand Your Tax Position

California provides significant tax advantages for inherited property through the stepped-up basis rule. The property's cost basis resets to fair market value at the date of death, potentially eliminating years of capital gains. But Proposition 19 changed property tax rules for inherited homes not used as primary residences.

Consult with Co-Heirs

If you inherited with siblings or other family members, have an honest conversation about intentions. Do all parties want to sell? Does anyone want to buy out the others? Early alignment prevents expensive conflicts later.

Week 4: Decision Time (Days 22-30)

Make Your Hold, Rent, or Sell Decision

By day 30, you should have enough information to make an informed decision. Consider: Can you afford to maintain the property? Do you want to be a landlord? Is selling quickly better for estate settlement? What do the other heirs want?

Begin the Sale Process (If Applicable)

If you're selling, the process differs significantly based on whether you're going through probate or trust administration. Trust sales can often list immediately. Probate sales require court appointment of a personal representative first, which typically takes 6-8 weeks.

Common Mistakes to Avoid

• Waiting too long to secure the property: Vacant homes deteriorate quickly and attract problems
• Missing insurance notification deadlines: Claims can be denied if the insurer wasn't notified of the death
• Assuming trust means no work: Trust administration still requires proper steps
• Making major decisions while grieving: Take the full 30 days before committing
• Not getting professional guidance early: A consultation can save months of mistakes

Frequently Asked Questions

Can I sell an inherited house immediately in California?

If the property is in a trust with you named as beneficiary, you can often sell within weeks of completing trust administration. Probate properties require court appointment first, which takes 6-8 weeks minimum before you can list.

Do I have to pay the mortgage on an inherited house?

Yes. Mortgage payments must continue to avoid foreclosure, even during probate. If the estate lacks funds, heirs may need to cover payments temporarily and seek reimbursement from sale proceeds.

What if the inherited house has back taxes?

Property tax liens must be resolved before sale. In California, delinquent property taxes accrue penalties and interest. Contact the LA County Tax Collector immediately to understand the full amount owed and payment options.

Related Guides

• Selling Inherited Property: Trust vs Probate in California
• Timeline: How Long Does It Take to Sell Inherited Property?
• Complete Guide to Selling Inherited Property in California

Need Help With an Inherited Property?

The Borges Real Estate Team specializes in probate sales and inherited property throughout LA County.

📞 (213) 262-5092

Justin Borges

Justin Borges is the founder of The Borges Real Estate Team in Pasadena, specializing in probate sales, trust property transactions, and inherited home sales throughout LA County. With over $200 million in career sales and 13+ years of experience, Justin has helped hundreds of families navigate the complexities of inherited property.