Handling a Probate Property in SoCal

First: confirm who has authority

Do not assume that being an heir, family member, or person named in a will automatically gives someone authority to sell or dispose of estate property. Confirm legal authority with the probate attorney and applicable court documents before making major property decisions. Krissy is a REALTOR® and Certified Probate & Trust Specialist, not an attorney, and does not provide legal advice.

• Identify the court-appointed personal representative
• Confirm which documents establish the representative’s authority
• Ask the probate attorney which property actions are currently authorized
• Confirm who may sign listing, disclosure, escrow, and sale documents

Secure the property

• Confirm who is legally authorized to access and manage the property
• Locate all keys, remotes, gate controls, and alarm information
• Consider changing or rekeying locks once authority is confirmed
• Secure windows, exterior doors, garage doors, and secondary entrances
• Locate security systems and cameras
• Notify the appropriate insurance provider of occupancy or vacancy status
• Confirm utilities remain active where needed
• Check water, electricity, gas, HVAC, and major systems
• Remove obvious perishables
• Address pets or animals immediately
• Arrange basic landscaping and pool maintenance
• Collect mail and secure delivered packages
• Identify vehicles located at the property
• Photograph the condition before moving or removing items

Gather property information

• Deed and title information
• Mortgage information
• Property-tax records
• Homeowner insurance
• HOA information
• Solar documents
• Utility accounts
• Leases or tenant information
• Known liens
• Repair records and warranties
• Keys, remotes, and alarm information
• Estate-related property documents provided by the attorney or representative

Inventory & document

Property and belongings should be documented before significant removal, donation, sale, or disposal when appropriate.

• Create a room-by-room visual record before major changes
• Keep an organized record of property condition and contents
• Open the separate How To: Secure, Photograph, Video & Catalog the Property guide below

Understand the general California probate path

This is an educational overview only. Not every probate follows the same steps or timeline.

• 1. Determine whether formal probate is required
• 2. File or open probate when required
• 3. Court appoints the personal representative
• 4. Confirm the representative’s authority and powers
• 5. Complete applicable notice requirements
• 6. Identify and inventory estate assets
• 7. Complete appraisal or valuation requirements where applicable
• 8. Address creditors, expenses, taxes, and property responsibilities
• 9. Determine the appropriate plan for real property
• 10. Prepare and market property when authorized
• 11. Complete sale requirements applicable to the estate
• 12. Complete accounting and reporting
• 13. Petition for final distribution
• 14. Obtain court approval and complete distribution
• 15. Close the estate

Timing is case-specific

California probate generally takes many months. Even straightforward formal probate typically does not happen quickly, and cases can continue for a year or longer depending on the estate, court schedule, property, creditors, disputes, taxes, and other circumstances.

• Ask the probate attorney about the timeline for this estate
• Build the property plan around confirmed authority and court requirements
• Avoid promises or assumptions about closing or distribution dates

Get the property ready

• Determine whether the property should be sold as-is or prepared
• Evaluate necessary repairs and safety concerns
• Avoid unnecessary renovations before evaluating likely return
• Create a contents and removal plan
• Arrange cleaning, landscaping, and vacant-property maintenance
• Plan photography, pricing, disclosures, showings, and access

Sale & closing

• Pricing and market positioning
• Marketing and buyer offers
• Inspections and appraisal
• Negotiations
• Court or attorney requirements where applicable
• Closing coordination
• Final property condition and remaining contents
• Utilities, keys, and property handoff