A Successor Trustee's Guide to Selling a Parent's Home in West Hills
If your parent's home was held in a living trust, you've already been spared something big: probate. As successor trustee, you can usually sell the home without court hearings.
But "no probate" doesn't mean "no rules." Trustees have legal duties to the beneficiaries, and skipping steps can cause family conflict or legal risk. Here's a practical roadmap.
Step 1: Gather the Key Documents
Certified copies of the death certificate
The trust document and any amendments
The home's grant deed showing it's titled in the trust
Step 2: Record an Affidavit of Death of Trustee
This document is recorded with the Los Angeles County Registrar-Recorder. It shows that you now have authority over the property as successor trustee. Title companies will look for it before closing.
Step 3: Send the Required Notice to Beneficiaries
Under California Probate Code §16061.7, the trustee generally must notify beneficiaries and heirs within 60 days after the trust becomes irrevocable. That notice starts a 120-day window for anyone to contest the trust. Many trustees wait for this period to pass, or get agreement from all beneficiaries, before closing a sale.
Step 4: Get a Date-of-Death Valuation
This step is easy to overlook, and it's important. Inherited property usually gets a "step-up" in tax basis to its value on the date of death. An accurate valuation can save the beneficiaries a lot in capital gains taxes when the home sells. Talk with a CPA about how this applies to your family.
Step 5: Prepare the Home, Without Overspending
Many homes in West Hills were owned by the same family for decades. They often have original kitchens, older roofs, or deferred maintenance. As trustee, you should make prudent decisions. Light prep usually beats a full remodel:
Clean out personal belongings (consider an estate sale first)
Deep clean, fresh paint, and yard cleanup
Fix safety issues and anything that could hurt financing
Step 6: List, Communicate, and Close
Keep the beneficiaries informed throughout. Share the valuation, the listing price, and each offer. Being open about the process is one of the best ways to prevent disputes between siblings.
This article is for general information and isn't legal or tax advice. Please consult a trust attorney and CPA.
Selling a Trust Property in West Hills or the San Fernando Valley?
I'm Uriel Resendiz with Park Regency Realty, a listing agent who specializes in trust, probate, and inherited home sales. I'll help you value the home, prepare it cost-effectively, and keep every beneficiary informed. I serve West Hills, Northridge, the entire San Fernando Valley, Santa Monica, and all of Los Angeles County.
Call or text 818.940.5530 or visit sfvlisted.com for a free trust property valuation.
Uriel Resendiz | Park Regency Realty | CA DRE #02198394
