California Transfer on Death Deed: Complete Guide & Forms for 2025 

What is a California Transfer on Death Deed?

A California Transfer on Death Deed (TODD), also known as a Revocable Transfer on Death Deed or beneficiary deed, is a powerful estate planning tool that allows California property owners to transfer real estate to named beneficiaries automatically upon death - completely avoiding probate court. This specialized deed lets you retain complete ownership and control of your property during your lifetime while designating who will inherit it when you die.

Download comprehensive California Transfer on Death Deed forms: Get Professional TOD Deed Package

How to Complete a California TOD Deed

California's Transfer on Death Deed law (California Probate Code Sections 5600-5698) became effective January 1, 2016, making California one of approximately 30 states that recognize this efficient property transfer method. Unlike traditional deeds that transfer ownership immediately, a California TODD creates a "beneficiary interest" that only becomes effective upon the property owner's death, providing the best of both worlds: current control and future transfer certainty.

How California Transfer on Death Deeds Work

The Basic Process

During Your Lifetime:

• You (the transferor) retain 100% ownership and control

• You can sell, mortgage, lease, or modify the property freely

• You can revoke or change the TODD at any time

• Beneficiaries have absolutely no current rights or claims

• Property remains fully in your name

Upon Your Death:

• Property automatically transfers to your named beneficiaries

• No probate court proceedings required

• No attorney fees for the transfer

• Beneficiaries file your death certificate with the county recorder

• Beneficiaries receive stepped-up basis for capital gains purposes

• Transfer typically takes days instead of months

Key Features of California TOD Deeds

Complete Control Retained: Unlike traditional life estate deeds or irrevocable transfers, you maintain absolute control. You don't need beneficiary permission to sell, refinance, or make any property decisions.

Fully Revocable: Change your mind? No problem. You can revoke or modify the TODD anytime during your life by recording a revocation or new TODD.

Probate Avoidance: The property passes directly to beneficiaries outside of probate, saving thousands in legal fees and months of court proceedings.

Creditor Protection: The property typically isn't subject to your estate creditors (with some exceptions), and beneficiaries receive it free from most of your debts.

Medicaid Planning Considerations: Unlike some other states' TOD deeds, California TODDs may offer certain Medicaid planning advantages, though this is a complex area requiring professional guidance.

California Transfer on Death Deed Requirements

To create a valid transfer on death deed in California, you must comply with specific statutory requirements under California Probate Code Section 5642.

Essential Elements of a Valid California TODD

1. Proper Document Format: The deed must meet all California recording requirements:

• Margins: At least 1 inch on top, bottom, and left side; ½ inch on right side

• Font size: At least 8-point type

• Paper size: 8.5" x 11" or 8.5" x 14"

• Recording information space: 3" x 3" blank in upper right corner

2. Document Title: Must be titled "Revocable Transfer on Death Deed" or substantially similar language that clearly indicates its nature.

3. Statutory Language Requirements: California law requires specific language including:

• Statement that transfer occurs at death

• Statement that deed is revocable

• Property description

• Beneficiary designation

• Required warnings and notices

4. Transferor Identification: Clear identification of the current owner(s) with:

• Complete legal name(s)

• Marital status

• Current address

5. Beneficiary Designation: Clear identification of beneficiary(ies) with:

• Complete legal name(s)

• Address (recommended)

• How multiple beneficiaries will take title

6. Complete Legal Description: Accurate legal description of the property from:

• Current deed

• Preliminary title report

• County assessor records

• Title insurance policy

7. Property Identification:

• Assessor's Parcel Number (APN)

• Property street address

8. Required Statutory Warnings: California law mandates specific warnings about:

• Creditor claims

• Medicaid/Medi-Cal estate recovery

• Property tax implications

• Revocation requirements

• Rights of beneficiaries

9. Execution Requirements:

• Signed by transferor before notary public

• Properly notarized using California acknowledgment

• Dated

10. Recording Requirement: Must be recorded with the county recorder BEFORE the transferor's death. An unrecorded TODD is invalid.

11. Notice to Beneficiaries: Within 60 days of recording, transferor must give notice to beneficiaries or follow alternative statutory notice procedures.

Benefits of California Transfer on Death Deeds

1. Complete Probate Avoidance

California probate is expensive and time-consuming:

Typical California Probate Costs:

• Attorney fees: Statutory fees based on property value

  • 4% of first $100,000

  • 3% of next $100,000

  • 2% of next $800,000

  • 1% of next $9,000,000

  • 0.5% of next $15,000,000

• Executor fees: Same statutory schedule (if executor takes fees)

• Court filing fees: $465+

• Publication costs: $200-400

• Appraisal fees: $300-800

• Miscellaneous costs: $500-2,000

Example Probate Cost: $500,000 home:

• Attorney fees: $13,000

• Executor fees: $13,000 (if taken)

• Other costs: $2,000+

• Total: $28,000+

• Time: 12-18 months

With Transfer on Death Deed:

• Attorney fees: $0

• Court fees: $0

• Time: Days to weeks

• Recording fee: $15-30

• Total savings: $28,000+ and 12+ months

2. Retain Complete Control During Life

Unlike irrevocable trusts or traditional life estates:

• Sell the property and keep all proceeds

• Mortgage or refinance without restrictions

• Lease to tenants

• Make improvements or changes

• Live in or use the property freely

• Change beneficiaries at any time

• Revoke the deed entirely if circumstances change

You maintain 100% ownership with zero input required from beneficiaries.

3. Property Tax Benefits Under Proposition 19

When properly structured with qualifying family members as beneficiaries, California TOD deeds may qualify for property tax reassessment exclusions under Proposition 19:

Primary Residence Transfer to Children:

• Excluded from reassessment IF child uses as primary residence

• Within one year of transfer

• Up to $1 million of assessed value over current assessment

• Potential savings of thousands annually

Important: Proposition 19 (effective February 16, 2021) significantly changed parent-child transfer rules. Consult with a tax professional about your specific situation.

4. Capital Gains Tax Advantages

Beneficiaries receive a "stepped-up basis" equal to the property's fair market value at your death:

Example:

• Property purchased: 1985 for $150,000

• Value at death: $1,200,000

• Appreciation: $1,050,000

If transferred during life (gift):

• Beneficiary's basis: $150,000 (carryover basis)

• If sold for $1,200,000: $1,050,000 taxable gain

• Capital gains tax: ~$350,000 (federal + CA)

If transferred at death via TODD:

• Beneficiary's basis: $1,200,000 (stepped-up)

• If sold for $1,200,000: $0 taxable gain

• Tax savings: $350,000

5. Privacy and Simplicity

Unlike wills that become public records through probate:

• TOD deeds maintain privacy

• No public court proceedings

• No published notices

• Simple transfer process

• Minimal paperwork for beneficiaries

6. Flexibility and Reversibility

Change your mind? Life circumstances change?

• Revoke the TODD by recording a revocation

• Create a new TODD naming different beneficiaries

• Sell the property (automatically revokes TODD)

• No one's permission needed

7. Cost-Effective Estate Planning

Compared to alternatives:

Living Trust:

• Creation cost: $1,500-$3,500+

• Ongoing administration required

• Must retitle all assets

TOD Deed:

• Creation cost: $200-800

• No ongoing administration

• One-time recording per property

For simple estates with primarily real estate, TOD deeds offer significant cost savings.

California Transfer on Death Deed Forms and Templates

Finding Reliable California TOD Deed Forms

When searching for California transfer on death deed forms to download, quality and accuracy are critical. Many websites offer free templates, but using improper forms can result in serious problems.

Risks of Inadequate Forms:

• Missing required statutory language

• Incorrect warning statements

• Non-compliance with California Probate Code requirements

• Improper formatting for recording

• No guidance on beneficiary notice requirements

• Potential invalidity of the entire deed

• Recording rejections

• Title insurance problems

• Unintended tax consequences

Professional California Transfer on Death Deed Package

Professionally prepared California TOD deed forms provide comprehensive protection:

What's Included:

• California-specific TOD deed templates compliant with Probate Code

• All required statutory warnings and language

• Detailed step-by-step completion instructions

• Beneficiary notice templates and guidance

• Revocation deed templates

• Recording requirements checklist

• Sample completed deeds

• Property tax consideration explanations

• Preliminary Change of Ownership Report (PCOR) guidance

• Access to customer support

• Updates for law changes

Download comprehensive California Transfer on Death Deed forms: Get Professional TOD Deed Package

How to Complete a California Transfer on Death Deed: Step-by-Step

Step 1: Gather Required Information

Before completing your transfer on death deed form, collect:

Property Information:

• Current deed (for exact legal description)

• Property tax statement (for APN)

• Property address

• County location

• Preliminary title report (recommended)

Party Information:

• Your complete legal name (as shown on current deed)

• Your marital status

• Your address

• Beneficiaries' complete legal names

• Beneficiaries' addresses

• Beneficiaries' relationship to you (optional but helpful)

Supporting Documents:

• Government-issued photo ID

• Proof of current ownership

• Mortgage information (if applicable)

Step 2: Complete the Recording Information Section

Upper Left Corner: Include "Recording Requested By" information:

• Your name

• Your address

• "When Recorded Mail To" (same information)

Upper Right Corner: Leave 3" x 3" completely blank for recorder's stamp.

Step 3: Title the Document

The document must be clearly titled:

"REVOCABLE TRANSFER ON DEATH DEED"

This exact or substantially similar language is required by California law.

Step 4: Complete the Assessor's Parcel Number

Include the complete APN from your property tax bill:

"Assessor's Parcel Number: 123-456-789-000"

Step 5: Identify Yourself as the Transferor

State your complete legal name exactly as it appears on your current deed:

Examples:

Single Owner: "I, John Michael Anderson, an unmarried man..."

Married Couple: "We, Robert James Smith and Jennifer Marie Smith, husband and wife..."

Widowed: "I, Mary Elizabeth Johnson, a widow..."

Critical: Your name must match your current deed exactly to maintain chain of title.

Step 6: Include Required Recitals

California TOD deeds must include statutory recitals:

• Statement of current ownership

• Legal description reference

• Statement that transfer is revocable

• Statement of beneficiary designation

• Required statutory warnings

Step 7: Name Your Beneficiaries

Clearly identify who will inherit the property:

Single Beneficiary: "Upon my death, I transfer my interest in the described property to Sarah Ann Martinez, whose address is 456 Oak Street, San Diego, California 92101"

Multiple Beneficiaries (Equal Shares): "Upon my death, I transfer my interest in the described property in equal shares to:

1. Michael David Brown, whose address is 789 Pine Avenue, Los Angeles, CA 90028

2. Jennifer Lynn Brown, whose address is 321 Elm Street, Sacramento, CA 95814 as joint tenants with right of survivorship"

Multiple Beneficiaries (Unequal Shares): "Upon my death, I transfer my interest in the described property to:

1. Christopher Lee (60% interest), address: [address]

2. Rebecca Ann Lee (40% interest), address: [address] as tenants in common"

Contingent Beneficiaries: California law allows naming alternate beneficiaries:

"If Sarah Ann Martinez does not survive me, then to Michael David Martinez, address: [address]"

Step 8: Specify How Multiple Beneficiaries Will Take Title

If naming multiple beneficiaries, specify ownership type:

Joint Tenants with Right of Survivorship:

• Equal shares required

• Automatic survivorship (when one dies, others inherit their share)

• Property avoids probate even after your death

Tenants in Common:

• Shares can be unequal

• No automatic survivorship

• Each beneficiary's share passes through their estate

Community Property (Married Beneficiaries Only):

• Special California tax benefits

• Only available to married couples

• Right of survivorship if "with right of survivorship" added

Step 9: Insert the Complete Legal Description

Copy the legal description exactly from your current deed:

Example Formats:

Lot and Block: "Lot 15, Block 8, Tract No. 54321, in the City of San Diego, County of San Diego, State of California, as per map recorded in Book 75, Page 42 of Maps, in the office of the County Recorder of said County."

Condominium: "Unit 204, in Oceanview Condominium, as described in the Condominium Plan recorded [date], in Book [number], Page [number] of Official Records, County of Los Angeles, California."

Critical: Even minor errors can invalidate the deed. Copy exactly or attach the legal description as an exhibit.

Step 10: Include Property Address and APN

After the legal description, include:

"The property is located at: 1234 Sunset Boulevard, Los Angeles, California 90028

Assessor's Parcel Number: 5432-123-456"

Step 11: Add All Required Statutory Warnings

California Probate Code Section 5642 requires specific warnings. Your deed must include notices about:

Creditor Claims: "THIS DEED DOES NOT AFFECT RIGHTS OF CREDITORS OR THE RIGHTS OF ANY FEDERAL OR STATE TAXING AUTHORITY."

Medicaid Estate Recovery: "DURING MY LIFETIME, I CAN REVOKE THIS DEED. AFTER MY DEATH, THE NAMED BENEFICIARY OR BENEFICIARIES WILL RECEIVE THE PROPERTY WITHOUT PROBATE. THE DEPARTMENT OF HEALTH CARE SERVICES MAY BE REQUIRED TO RECOVER BENEFITS PAID UNDER THE MEDI-CAL PROGRAM FROM PROPERTY TRANSFERRED BY THIS DEED."

Revocation Rights: "I UNDERSTAND THAT I MAY REVOKE THIS DEED AT ANY TIME BY RECORDING A REVOCATION OF TRANSFER ON DEATH DEED FORM."

Tax Implications: "I UNDERSTAND THAT THIS TRANSFER MAY HAVE PROPERTY TAX IMPLICATIONS."

Step 12: Sign and Date Before a Notary

You (the transferor) must sign the deed in the presence of a California notary public:

Execution Requirements:

• Appear in person before notary

• Present valid government-issued ID

• Sign in notary's physical presence

• Date your signature

• Use blue or black ink

Both spouses must sign if property is held as:

• Community property

• Community property with right of survivorship

• Joint tenants (both owners must sign)

Step 13: Notary Acknowledgment

The California notary must complete the proper acknowledgment certificate using the all-purpose acknowledgment form (California Civil Code Section 1189):

Required Elements:

• State and county where acknowledgment taken

• Date of notarization

• Your name

• Statement that you personally appeared

• Statement of identification verification

• Notary's signature and seal

• Notary's commission expiration date

Step 14: Record with County Recorder

Critical Requirement: The TOD deed is NOT valid unless recorded BEFORE your death.

Recording Process:

1. Take original signed and notarized deed to county recorder

2. Include Preliminary Change of Ownership Report (PCOR form BOE-502-A)

3. Pay recording fee ($15-30 typically)

4. Request certified copy

5. Keep certified copy in safe place

Recording Location: County recorder's office in the county where the property is located.

Step 15: Provide Notice to Beneficiaries

Within 60 days after recording, you must either:

Option 1: Personally deliver or mail written notice to each beneficiary, including:

• Statement that you signed a TOD deed

• Legal description of the property

• Copy of the recorded deed

Option 2: Execute an affidavit stating either:

• Beneficiaries cannot be located after reasonable diligence, OR

• Notice would be detrimental to you

This notice requirement is often overlooked but is important for deed validity.

California Transfer on Death Deed vs. Other Estate Planning Tools

TOD Deed vs. Living Trust

Revocable Living Trust:

• Avoids probate for ALL assets in trust

• Provides incapacity planning

• Privacy for all assets

• Can include detailed distribution instructions

• Requires ongoing administration

• Must retitle all assets to trust

• Creation cost: $1,500-$3,500+

• Controls multiple properties and assets

• Allows staggered distributions

• Professional trustee options

Transfer on Death Deed:

• Avoids probate for specific property only

• No incapacity planning

• Privacy for real estate transfer

• Simple: property goes directly to beneficiaries

• No ongoing administration needed

• One-time recording per property

• Creation cost: $200-800

• One property per deed

• Immediate distribution at death

• No professional management

Winner: Depends on circumstances. Living trusts for complex estates with multiple assets, incapacity concerns, or need for controlled distributions. TOD deeds for simple estates focused on real estate transfer.

TOD Deed vs. Joint Tenancy

Joint Tenancy:

• Immediate co-ownership created

• Both parties control property NOW

• Can't be unilaterally revoked

• Co-owner's creditors can reach property

• Co-owner's divorce can affect property

• May trigger gift tax consequences

• Property exposed to co-owner's liabilities

• Can create family conflict

• Loss of sole control

Transfer on Death Deed:

• No immediate co-ownership

• You retain sole control

• Can be revoked anytime

• Beneficiaries' creditors can't reach property during your life

• Beneficiaries' personal issues don't affect property

• No immediate gift tax consequences

• Property protected during your life

• Maintains family harmony

• Complete control retained

Winner: TOD deed provides superior control and protection compared to joint tenancy.

TOD Deed vs. Will

Last Will and Testament:

• Addresses all assets

• Names guardians for minor children

• Designates executor

• Can include complex provisions

• REQUIRES probate

• Public record through probate

• Time: 12-18+ months

• Cost: Statutory attorney fees + court costs

• Subject to will contests

• Creditor claims period

Transfer on Death Deed:

• Addresses only specific real property

• No guardian designation

• No executor needed

• Simple: property goes to named beneficiaries

• NO probate required

• Maintains privacy

• Time: Days to weeks

• Cost: Minimal recording fees

• Difficult to contest (strict standing requirements)

• Limited creditor exposure

Winner: TOD deed for real estate transfer efficiency. Will still needed for other assets, guardianship, and backup provisions.

TOD Deed vs. Quitclaim Deed

Quitclaim Deed:

• Immediate transfer of ownership

• Grantor loses all control

• Cannot be reversed without grantee cooperation

• Triggers immediate gift tax reporting (if gift)

• Grantee receives carryover basis (no step-up)

• Creates immediate Medi-Cal transfer penalty

• Property immediately exposed to grantee's creditors

• Grantee's divorce can affect property

• Immediate property tax reassessment possible

Transfer on Death Deed:

• Transfer at death only

• Grantor retains complete control

• Can be revoked anytime unilaterally

• No immediate gift tax consequences

• Beneficiary receives stepped-up basis

• May avoid Medi-Cal estate recovery issues

• Property protected from beneficiary creditors until death

• Beneficiary's personal issues irrelevant during grantor's life

• Property tax reassessment only at death (with possible exclusions)

Winner: TOD deed provides dramatically better protection and flexibility for estate planning purposes.

Need a simple immediate transfer instead? Consider California quitclaim deeds for situations requiring immediate ownership change: California Quitclaim Deed Forms

Property Tax Implications: Proposition 19 and TOD Deeds

Understanding California's Property Tax System

California's Proposition 13 (1978) caps annual property tax increases at 2% or inflation (whichever is less). However, property transfers typically trigger reassessment to current market value.

Reassessment Impact Example:

• Current assessed value: $200,000 (annual tax: $2,500)

• Current market value: $900,000 (annual tax: $11,250)

• Annual increase after reassessment: $8,750

• 10-year cost: $87,500+

Proposition 19 Changes (Effective February 16, 2021)

Proposition 19 dramatically changed parent-child transfer rules:

OLD RULES (Before Feb 16, 2021):

• Could transfer primary residence to children without reassessment (unlimited value)

• Could transfer $1 million of other real property without reassessment

NEW RULES (After Feb 16, 2021):

Primary Residence Transfers to Children:

• Excluded from reassessment ONLY IF:

  • Child uses property as their primary residence

  • Child occupies within one year of transfer

  • Assessed value difference doesn't exceed $1 million

Example:

• Parent's assessed value: $300,000

• Current market value: $1,200,000

• Difference: $900,000

If child occupies as primary residence:

• Assessed value: $300,000 (no reassessment)

• Exclusion applies (difference under $1 million)

• Annual tax savings: $9,000+

If child doesn't occupy or uses as rental/vacation:

• Assessed value: $1,200,000 (full reassessment)

• No exclusion

• Annual taxes increase $9,000+

Other Property (Rental, Vacation, Commercial):

• NO EXCLUSION AVAILABLE

• Always reassessed to full market value

• Significant tax increases

Planning Around Proposition 19 with TOD Deeds

Strategy 1: Primary Residence to Occupying Child If you're confident your child will occupy the home as their primary residence, a TOD deed combined with Proposition 19 exclusion can provide:

• Probate avoidance

• Property tax savings

• Stepped-up basis

• Simple transfer

Strategy 2: Retain Property Until Death For vacation homes, rentals, or investment property:

• TOD deed still avoids probate

• Beneficiaries get stepped-up basis (huge capital gains savings)

• Property tax will increase, but beneficiaries get basis step-up benefit

• May still be best overall strategy despite reassessment

Strategy 3: Consider Living Trust for Complex Situations If property tax planning is critical and situation is complex:

• Trust may offer more flexible distribution options

• Can include provisions for property tax planning

• Allows for delayed distributions or life estates

• Consider professional estate planning counsel

Filing for Property Tax Exclusions

If your TOD deed transfer qualifies for Proposition 19 exclusion, beneficiaries must:

File Claim Form:

• BOE-19-P (Parent-Child Exclusion)

• Within 3 years of transfer (parent's death)

• With county assessor

• Include supporting documentation

Required Documentation:

• Proof of parent-child relationship

• Proof of primary residence use

• Occupancy verification

• Property value documentation

Critical: Missing the 3-year deadline means permanent loss of exclusion and thousands in extra taxes forever.

Medi-Cal Estate Recovery and TOD Deeds

What is Medi-Cal Estate Recovery?

California's Medi-Cal program (California's version of Medicaid) provides health coverage for low-income individuals, including long-term care. After a Medi-Cal recipient's death, the state seeks reimbursement for benefits paid.

Estate Recovery Targets:

• Property that goes through probate

• Property held in certain trusts

• Joint tenancy interests (in some cases)

• Assets in the "estate" for recovery purposes

TOD Deeds and Medi-Cal Recovery

The interaction between TOD deeds and Medi-Cal estate recovery is complex:

Potential Advantages:

• Property transferred via TOD deed doesn't go through probate

• May not be considered part of "estate" for recovery purposes

• Some legal arguments that TOD property is protected

Important Cautions:

• California Department of Health Care Services (DHCS) position is evolving

• DHCS may attempt recovery from TOD-transferred property

• Legal uncertainty in this area

• Case law is still developing

Critical: If Medi-Cal planning is a concern, consult with an experienced California elder law attorney before using TOD deeds. This is NOT a DIY situation for Medi-Cal recipients or those who may need long-term care Medi-Cal coverage.

Alternative: Consider Living Trust for Medi-Cal Planning

For situations involving potential Medi-Cal needs:

• Irrevocable trusts may offer better protection

• Revocable trusts provide more clarity

• Professional Medi-Cal planning attorney essential

• Don't rely solely on TOD deeds for asset protection

Revoking or Changing a California Transfer on Death Deed

Your Right to Revoke

One of the greatest advantages of California TOD deeds is complete revocability during your lifetime. You can change your mind at any time for any reason.

Common Reasons to Revoke:

• Changed relationship with beneficiaries

• Need to sell property

• Want to add or remove beneficiaries

• Marriage, divorce, or other life changes

• Financial circumstances changed

• Better estate planning strategy identified

• Beneficiary predeceased you

• Move property into living trust instead

Methods of Revocation

California law provides multiple ways to revoke a TOD deed:

Method 1: Record a Revocation of Transfer on Death Deed

Execute and record a formal revocation document that:

• Clearly states intent to revoke

• References the original TOD deed (recording date, book/page or document number)

• Includes property legal description

• Is signed and notarized

• Is recorded in same county as original deed

Method 2: Execute a New Inconsistent TOD Deed

Record a new TOD deed naming different beneficiaries. The new deed automatically revokes any prior inconsistent TOD deed for the same property.

Method 3: Transfer the Property

Any transfer that conveys your entire interest revokes the TOD deed:

• Sell the property

• Gift the property via quitclaim deed

• Transfer to living trust

• Any deed conveying fee simple ownership

Method 4: Termination by Court Order

A court can order termination of a TOD deed in divorce proceedings or other legal actions.

What Does NOT Revoke a TOD Deed

Ineffective revocation methods:

• Destroying the deed (doesn't affect recorded copy)

• Writing "VOID" on your copy

• Telling beneficiaries you changed your mind

• Provisions in your will attempting to revoke

• Oral revocation

• Unrecorded revocation documents

Critical: Revocation is NOT effective unless recorded before your death.

Modifying Beneficiaries Without Complete Revocation

To change beneficiaries:

Recommended Process:

1. Record formal revocation of original TOD deed

2. Execute and record new TOD deed with different beneficiaries

3. Provide notice to new beneficiaries within 60 days

Alternative Process:

1. Execute and record new TOD deed (implicitly revokes prior inconsistent deed)

2. Reference prior deed and state that it is revoked

3. Provide notice to new beneficiaries

Best Practice: Use formal revocation plus new deed to eliminate any ambiguity or potential title problems.

After Your Death: What Beneficiaries Need to Do

Transfer Process for Beneficiaries

When the transferor dies, beneficiaries must take specific steps to claim ownership:

Step 1: Obtain Certified Death Certificate

Get multiple certified copies (not photocopies):

• From funeral home

• County clerk's office

• California Department of Public Health

Quantity needed:

• At least 10-15 certified copies

• One for county recorder

• One for each lender, insurance company, etc.

• Keep extras for various agencies

Step 2: Prepare Affidavit of Death

While not always required, many title companies request an affidavit stating:

• Transferor's name

• Date of death

• That transfer on death deed was in effect at death

• Beneficiary information

Step 3: Record Death Certificate and Affidavit

File with the county recorder where property is located:

• Certified death certificate

• Affidavit of death (if used)

• Recording fee: $15-30 typically

This establishes beneficiary's ownership in public records.

Step 4: File Preliminary Change of Ownership Report

Within 90 days of death, file PCOR (BOE-502-A) with county assessor:

• Provides transfer information

• Required by California law

• Failure to file: $100 penalty

• Claim any applicable property tax exclusions

Step 5: File Claim for Property Tax Exclusion (if applicable)

If claiming Proposition 19 parent-child exclusion:

• File BOE-19-P form

• Within 3 years of death

• With county assessor

• Include all required documentation

• Prove primary residence use (if applicable)

Step 6: Contact Creditors and Service Providers

Notify relevant parties:

• Property tax assessor (already done via PCOR)

• Homeowners insurance company

• Utility companies

• Homeowners association (if applicable)

• Mortgage company (if property has loan)

Step 7: Address Any Outstanding Mortgage

If property has mortgage:

• Loan remains on property

• Beneficiaries can assume payments

• Or refinance in beneficiaries' names

• Or sell property and pay off loan

• Contact lender about options

Step 8: Obtain Title Insurance (if Selling)

If beneficiaries plan to sell:

• Work with title company

• Obtain title report

• Clear any title issues

• Purchase owner's title insurance

No Probate Required

The key advantage: beneficiaries take ownership immediately without:

• Probate court proceedings

• Letters of administration

• Attorney representation (usually)

• Court approval

• Bond posting

• Waiting periods (6+ months)

• Publication of notices

• Creditor claim periods

• Executor appointment

• Inventory and appraisal requirements

Time Savings: Days to weeks instead of 12-18+ months

Cost Savings: Minimal fees instead of $15,000-$50,000+ in probate costs

Common Mistakes with California Transfer on Death Deeds

Mistake #1: Not Recording the Deed

An unrecorded TOD deed is completely invalid. The deed MUST be recorded before the transferor's death.

Result of not recording:

• Deed has no legal effect

• Property goes through probate

• Named beneficiaries have no claim

• Will controls (or intestacy laws if no will)

Solution: Record immediately after execution. Don't wait.

Mistake #2: Failing to Provide Beneficiary Notice

California law requires notice to beneficiaries within 60 days of recording.

Consequences of not providing notice:

• Potential deed invalidity challenges

• Beneficiary claims they didn't know about deed

• Complicated title issues

• Potential litigation

Solution: Send notice via certified mail, return receipt requested. Keep proof of mailing.

Mistake #3: Not Coordinating with Overall Estate Plan

TOD deeds can conflict with other estate planning documents:

Common conflicts:

• Will leaves property to different person than TOD deed names

• Trust document claims to include the property

• Multiple TOD deeds on same property with different beneficiaries

• Power of attorney attempts to revoke TOD deed

• Family expectations don't match TOD deed terms

Solution: Coordinate all estate planning documents. Review entire estate plan when creating TOD deed. Consider working with estate planning attorney for complex situations.

Mistake #4: Using for Property with Multiple Owners

TOD deeds work best for sole owners or married couples. Using TOD deeds with other co-ownership structures creates complications:

Tenants in Common (Non-Spouses):

• Each owner must execute separate TOD deed for their interest

• Different beneficiaries may be named

• Creates potential co-ownership disputes after death

• May defeat purpose of simple transfer

Example Problem:

• Two siblings own property 50/50 as tenants in common

• Brother names his children as TOD beneficiaries

• Sister names her spouse as TOD beneficiary

• After both die, children and spouse become co-owners

• May not want to co-own; forced to sell or buy out

Solution: Consider whether TOD deed is appropriate for co-owned property. May be better to use living trust or other planning tool.

Mistake #5: Incorrect or Incomplete Legal Description

Even minor errors in the legal description can:

• Invalidate the deed

• Transfer wrong property

• Create title gaps

• Cause recording rejection

• Create costly corrections

Solution: Copy legal description exactly from current deed. If uncertain, obtain from title company or hire attorney.

Mistake #6: Not Understanding Proposition 19 Implications

Many California property owners don't realize how Proposition 19 changed parent-child transfers:

Common Misconceptions:

• "I can transfer my rental property to kids without reassessment" (FALSE - only primary residence qualifies, and only if child occupies)

• "There's no limit on excluded value" (FALSE - $1 million cap over current assessed value)

• "My vacation home qualifies" (FALSE - must be primary residence and child must occupy)

Result: Unexpected property tax increases of thousands per year.

Solution: Understand Proposition 19 before creating TOD deed. Run the numbers. Consider whether benefits still outweigh tax consequences.

Mistake #7: Naming Minors as Beneficiaries

Naming minor children (under 18) as TOD beneficiaries creates problems:

Issues:

• Minors can't legally take title to real property

• Court-supervised guardianship required

• Conservatorship of the estate may be needed

• Defeats purpose of avoiding probate

• Expensive court proceedings

• Property can't be managed efficiently

Solution: Either:

• Create trust for minors and name trust as beneficiary

• Name adult as custodian under California Uniform Transfers to Minors Act

• Use living trust instead of TOD deed

• Wait to execute TOD deed until children are adults

Mistake #8: Forgetting About Existing Mortgages

TOD deeds don't remove mortgage obligations:

What happens:

• Property transfers to beneficiaries subject to mortgage

• Loan remains on property

• Monthly payments still due

• Beneficiaries must pay or face foreclosure

Due-on-Sale Clause Concerns:

• Most mortgages have due-on-sale clauses

• Federal law (Garn-St. Germain Act) exempts transfers to certain family members

• But beneficiaries should still contact lender

• May need to refinance or formally assume loan

Solution: Discuss mortgage situation with beneficiaries in advance. Consider whether they can afford payments. Possibly pay off mortgage before death or maintain life insurance to cover it.

Mistake #9: Not Updating After Life Changes

Life changes but TOD deed stays the same:

Common scenarios:

• Beneficiary dies before you (property goes to their estate, not to survivors)

• Divorce (ex-spouse may still be beneficiary)

• New marriage (new spouse not included)

• Birth of children or grandchildren

• Relationship deterioration with beneficiary

• Financial situations change

Solution: Review TOD deed every 3-5 years and after major life events. Revoke and create new deed as needed.

Mistake #10: Assuming TOD Deed Solves All Estate Planning

TOD deeds only address one property. They don't:

• Designate guardians for minor children

• Plan for incapacity

• Address bank accounts, investments, personal property

• Provide for property management

• Include instructions for care or distribution

• Name executor or personal representative

• Address digital assets

• Plan for tax minimization

Solution: TOD deed should be part of comprehensive estate plan, not the entire plan. Still need will, powers of attorney, healthcare directives, and possibly trust.

California Transfer on Death Deed Checklist

Before recording your California TOD deed, verify:

Document Preparation:

• [ ] California-specific TOD deed form used

• [ ] Proper formatting (margins, font, spacing)

• [ ] 3" x 3" blank space in upper right corner

• [ ] Recording requested by information completed

• [ ] Return address provided

• [ ] Document titled "REVOCABLE TRANSFER ON DEATH DEED"

• [ ] Your name exactly matches current deed

• [ ] Your address included

• [ ] Beneficiary name(s) complete and correct

• [ ] Beneficiary addresses included

• [ ] Ownership type specified for multiple beneficiaries

• [ ] Legal description copied exactly

• [ ] Property address included

• [ ] APN (Assessor's Parcel Number) included

• [ ] All required statutory warnings included

• [ ] All required statutory language included

Execution:

• [ ] Signed in presence of California notary

• [ ] Valid government ID presented to notary

• [ ] Spouse signed if required (community property, joint tenancy)

• [ ] Notary completed proper California acknowledgment

• [ ] Notary seal affixed clearly

• [ ] Notary commission current

Recording Preparation:

• [ ] Original signed and notarized deed

• [ ] Preliminary Change of Ownership Report (PCOR) completed

• [ ] Recording fees calculated

• [ ] Payment method ready (check/cash/card)

• [ ] Return address for certified copy

• [ ] Contact information for recorder questions

Post-Recording:

• [ ] Certified copy obtained

• [ ] Copy stored in safe location

• [ ] Beneficiary notice prepared

• [ ] Notice sent to beneficiaries within 60 days

• [ ] Proof of mailing retained

• [ ] Copy provided to estate planning attorney

• [ ] Copy with estate planning documents

• [ ] Coordinated with will and other documents

• [ ] Reviewed by attorney if complex situation

Who Should Use California Transfer on Death Deeds

Ideal Candidates for TOD Deeds

Perfect for: 

✅ Single property owners wanting simple probate avoidance 

✅ Married couples with primary residence 

✅ People with clear, undisputed beneficiary choices 

✅ Property owners with modest estates (under federal estate tax exemption) 

✅ Those wanting to retain complete control during life 

✅ People who want flexibility to change beneficiaries 

✅ Property owners who can't afford trust creation costs 

✅ Those with harmonious family relationships 

✅ People wanting stepped-up basis benefits for heirs 

✅ Property owners focused primarily on real estate planning

Not Ideal For

Consider alternatives if: 

❌ You own multiple properties (may want comprehensive trust) 

❌ Beneficiaries are minors 

❌ You need incapacity planning 

❌ Complex family dynamics or potential disputes 

❌ You want to control distribution timing 

❌ Property has significant mortgage (beneficiaries can't afford) 

❌ You're receiving Medi-Cal and concerned about estate recovery 

❌ You want professional property management after death 

❌ Estate exceeds federal estate tax exemption 

❌ You have complex tax planning needs 

❌ You want to attach conditions to inheritance

Frequently Asked Questions About California TOD Deeds

Can I use a TOD deed if I have a mortgage?

Yes, you can create a TOD deed even with an existing mortgage. The mortgage remains on the property and beneficiaries take ownership subject to the loan. They'll need to continue making payments, refinance, or sell the property to pay off the mortgage.

Important: The due-on-sale clause in most mortgages may be triggered, but federal law exempts certain family transfers. Beneficiaries should contact the lender after your death.

Do beneficiaries have any rights while I'm alive?

No. Beneficiaries have zero rights to the property during your lifetime. You maintain complete ownership and control, including the absolute right to:

• Sell the property

• Mortgage or refinance

• Lease to tenants

• Make all decisions

• Revoke the deed entirely

• Change beneficiaries

Beneficiaries cannot force you to maintain the property or prevent you from any action regarding it.

What if a beneficiary dies before me?

This depends on how your deed is structured:

If you named only one beneficiary who predeceases you:

• The TOD deed becomes ineffective

• Property passes according to your will (or intestacy if no will)

• You should revoke the deed and create a new one

If you named multiple beneficiaries as joint tenants:

• Surviving beneficiaries inherit the deceased beneficiary's share

• Property still avoids probate

If you named contingent/alternate beneficiaries:

• Property passes to alternate beneficiaries

• Follows the succession you specified

Best practice: Review and update TOD deed after any beneficiary's death.

Can I name my trust as beneficiary?

Yes, you can name your revocable living trust as the beneficiary of a TOD deed. This allows:

• Property to transfer into trust at your death

• Trust terms to govern distribution

• More complex distribution instructions

• Professional trustee management

Format: "The Smith Family Revocable Living Trust dated January 15, 2025, John Smith and Mary Smith, Trustees"

Question: If you're using a trust anyway, why not just transfer the property into the trust during life? Often simpler to avoid both TOD deed and having property outside trust.

How does a TOD deed affect my property taxes?

During Your Life:

• No effect on property taxes

• You continue to receive any exemptions (homeowner's, senior, disabled veteran, etc.)

• Annual 2% cap continues

After Your Death:

• Property transferred to beneficiaries triggers reassessment review

• May qualify for Proposition 19 exclusion (primary residence to occupying child)

• Most transfers result in reassessment to current market value

• Significant tax increases possible

Critical: Run the numbers before creating TOD deed if property tax savings is a concern.

Can I use a TOD deed for rental property or vacation home?

Yes, TOD deeds can be used for any California real estate:

• Primary residences

• Rental properties

• Vacation homes

• Vacant land

• Commercial property

Property Tax Warning: Under Proposition 19, only primary residence transfers to children who occupy as primary residence qualify for reassessment exclusion. Rental and vacation properties will be reassessed to full market value.

Will my beneficiaries owe taxes?

California Inheritance Tax: None. California has no inheritance tax or estate tax (except estates of decedents who died before Oct 1, 2019 with federal estate tax liability).

Federal Estate Tax: Only if your total estate exceeds federal exemption ($13.61 million in 2024, $13.99 million in 2025). Most people don't pay federal estate tax.

Capital Gains Tax: Beneficiaries receive stepped-up basis, so if they sell soon after inheriting, usually little to no capital gains tax.

Property Tax: May increase due to reassessment (see Proposition 19 discussion above).

Can creditors take the property after I die?

Your Creditors: Generally have limited ability to reach property transferred via TOD deed:

• Property doesn't go through probate

• Not subject to normal creditor claims process

• Some creditors may still file claims against the property

• Secured debts (mortgages, liens) remain on property

Medi-Cal Estate Recovery: California Department of Health Care Services may pursue recovery for Medi-Cal benefits paid. This is a complex, evolving area - consult elder law attorney if concerned.

Beneficiaries' Creditors: Generally cannot reach property until beneficiary actually receives it at your death.

Do I need an attorney to create a California TOD deed?

California law doesn't require attorney involvement for TOD deeds. Many property owners successfully use professionally prepared forms for straightforward transfers.

Attorney recommended for:

• Complex family situations

• Multiple properties

• Significant value estates

• Medi-Cal planning concerns

• Tax planning needs

• Special needs beneficiaries

• Business or commercial property

• Unclear title issues

DIY appropriate for:

• Simple family transfers

• Single property

• Clear beneficiary choices

• Harmonious relationships

• Straightforward situations

Get professionally prepared California TOD deed forms with detailed instructions: Download TOD Deed Package

What's the difference between a TOD deed and a ladybird deed?

California recognizes Transfer on Death Deeds (TOD deeds).

California does NOT recognize enhanced life estate deeds (ladybird deeds). Ladybird deeds are only valid in Florida, Texas, Vermont, West Virginia, and Michigan.

If you're in California and see references to ladybird deeds, the equivalent tool is the Transfer on Death Deed.

Can a TOD deed be contested?

TOD deeds can be challenged, but it's more difficult than contesting a will:

Grounds for Contest:

• Lack of capacity when deed was executed

• Undue influence or fraud

• Improper execution (not properly signed, notarized, recorded)

• Revocation before death

• Deed doesn't comply with statutory requirements

Standing to Contest: Very limited. Only parties with a legal interest can challenge:

• Someone who would inherit if TOD deed is invalid

• Creditors in some circumstances

Timing: California Probate Code Section 5678 provides 120-day statute of limitations in some circumstances.

Result: TOD deeds are generally more secure from challenges than wills.

How much does it cost to create a California TOD deed?

DIY with Professional Forms: $200-$400

• Form cost: $150-$300

• Recording fee: $15-$30

• Notary fee: $15 (or free at bank)

• PCOR form: Free

Attorney Preparation: $500-$1,500+

• Simple situations: $500-$800

• Complex situations: $1,000-$1,500+

• Multiple properties: Additional fees per property

Compared to probate costs for $500,000 property:

• Attorney statutory fees: $13,000

• Executor fees: $13,000 (if taken)

• Court and other costs: $2,000+

• Total probate costs: $28,000+

Savings with TOD deed: $27,000+

California Transfer on Death Deed Forms: Your Complete Resource

What's Included in Professional TOD Deed Packages

When you invest in quality California transfer on death deed forms, you should receive:

Core Documents:

• California TOD deed form (compliant with Probate Code §5600-5698)

• All required statutory warnings and language

• Revocation of TOD deed template

• Affidavit of death template

• Notice to beneficiaries template

Comprehensive Instructions:

• Step-by-step completion guide

• Legal description instructions

• Beneficiary designation guidance

• Execution and notarization requirements

• Recording procedures for all 58 California counties

• Beneficiary notice requirements

Educational Materials:

• Benefits and limitations explained

• Proposition 19 implications

• Medi-Cal estate recovery considerations

• Comparison with other estate planning tools

• Property tax consequences

• Frequently asked questions

Sample Documents:

• Completed example TOD deeds

• Various beneficiary structures illustrated

• Different ownership situations

• Sample notices to beneficiaries

Support Resources:

• County recorder directory

• PCOR form guidance

• Contact information for questions

• Updates when laws change

Download everything you need: California Transfer on Death Deed Complete Package

Taking Action: Your California TOD Deed Implementation Plan

Ready to create your California transfer on death deed? Follow this comprehensive action plan:

Phase 1: Information Gathering (1-3 days)

• [ ] Locate current property deed

• [ ] Obtain property tax statement

• [ ] Confirm exact legal description

• [ ] List all intended beneficiaries with complete legal names

• [ ] Decide how multiple beneficiaries will hold title

• [ ] Gather government-issued identification

• [ ] Review existing estate planning documents

• [ ] Check for any existing TOD deeds on the property

Phase 2: Analysis and Planning (1-2 days)

• [ ] Review Proposition 19 implications

• [ ] Calculate potential property tax impact

• [ ] Consider whether beneficiaries will occupy as primary residence

• [ ] Evaluate capital gains tax implications

• [ ] Consider Medi-Cal estate recovery concerns (if applicable)

• [ ] Review mortgage situation

• [ ] Confirm beneficiaries can handle property financially

• [ ] Determine if TOD deed is best option vs. trust or other tools

Phase 3: Document Preparation (1-2 days)

• [ ] Download or obtain California TOD deed forms

• [ ] Review all instructions thoroughly

• [ ] Complete TOD deed form carefully

• [ ] Verify all information is accurate

• [ ] Double-check legal description

• [ ] Ensure all required statutory language included

• [ ] Prepare PCOR form (BOE-502-A)

• [ ] Prepare beneficiary notice

Phase 4: Execution (1 day)

• [ ] Schedule notary appointment

• [ ] Bring valid government-issued ID

• [ ] Bring completed TOD deed

• [ ] Sign in notary's presence

• [ ] Verify notary completes California acknowledgment properly

• [ ] Confirm notary seal is affixed clearly

• [ ] Make copies before recording

Phase 5: Recording (1-5 days)

• [ ] Determine correct county for recording

• [ ] Calculate recording fees

• [ ] Prepare payment

• [ ] Include return address

• [ ] Request certified copy

• [ ] Submit PCOR form with deed

• [ ] File in person or by mail

• [ ] Confirm receipt of recorded deed

• [ ] Obtain certified copy

Phase 6: Post-Recording (Within 60 days)

• [ ] Prepare notice to beneficiaries

• [ ] Send notice via certified mail (or alternative method)

• [ ] Keep proof of mailing/delivery

• [ ] Store certified copy in safe location

• [ ] Provide copy to beneficiaries

• [ ] File with estate planning documents

• [ ] Inform executor/personal representative

• [ ] Update property insurance if needed

• [ ] Coordinate with overall estate plan

Phase 7: Ongoing Maintenance

• [ ] Review TOD deed every 3-5 years

• [ ] Update after major life events (marriage, divorce, births, deaths)

• [ ] Revoke if circumstances change

• [ ] Keep beneficiaries informed

• [ ] Maintain clear records

• [ ] Update if laws change

Real-Life California TOD Deed Scenarios

Scenario 1: Elderly Parent Avoiding Probate

Situation: Margaret, 76, widow, owns a $700,000 home in San Diego County (assessed value: $280,000). She has two adult daughters who get along well. She wants them to inherit the home but worried about probate costs and delays.

Solution: Margaret creates a California TOD deed naming both daughters as joint tenants with right of survivorship.

Benefits:

• No probate ($20,000+ in attorney fees avoided)

• Daughters inherit in days, not months

• Margaret retains complete control (can sell if she needs funds for care)

• Daughters receive stepped-up basis ($700,000) for capital gains purposes

• Can revoke if circumstances change

Proposition 19 Analysis:

• If daughters occupy as primary residence: Assessed value stays at $280,000

• If daughters don't occupy: Reassessment to $700,000

• Annual tax difference: ~$5,000

Outcome: Margaret keeps complete control, daughters avoid probate, family saves thousands.

Scenario 2: Second Marriage with Children from First Marriage

Situation: Robert, 68, remarried. Has children from first marriage. Owns $900,000 home in Orange County. Wants current wife to have security but ultimately wants children to inherit.

Problem with TOD Deed:

• Can only name one set of beneficiaries

• Either wife OR children, not sequential

Better Solution: Robert uses revocable living trust instead:

• Trust provides life estate for wife

• Children inherit after wife's death

• Provides flexibility and controls

• More appropriate for complex family situation

Lesson: TOD deeds work for simple situations. Complex family dynamics may require trust planning.

Scenario 3: Rental Property to Children

Situation: The Johnsons own a $1.2 million rental property in Los Angeles (assessed value: $350,000). They want their son to inherit it.

TOD Deed Analysis:

• Avoids probate: ✓ (saves $25,000+)

• Son receives stepped-up basis: ✓ (saves ~$200,000 in future capital gains)

• Property tax reassessment: ✗ (annual taxes increase from $4,375 to $15,000)

Annual tax increase: $10,625 10-year cost: $106,250

BUT: Stepped-up basis saves ~$200,000 in capital gains when son eventually sells.

Decision: Net benefit still positive. TOD deed makes sense despite property tax increase.

Scenario 4: Medi-Cal Recipient Planning

Situation: Dorothy, 83, receives Medi-Cal for long-term care costs. Owns $600,000 home. Wants to protect it from estate recovery.

Concern: California Department of Health Care Services seeks reimbursement after death for Medi-Cal benefits paid.

TOD Deed Analysis:

• May avoid estate recovery (property doesn't go through probate)

• Legal uncertainty in this area

• DHCS position evolving

Better Solution:

• Consult experienced elder law attorney

• Consider irrevocable trust (if permitted under circumstances)

• Evaluate all options before deciding

• Don't rely solely on TOD deed for Medi-Cal planning

Lesson: TOD deeds in Medi-Cal situations require professional guidance. Not a DIY situation.

Scenario 5: Young Professional Planning Ahead

Situation: Jessica, 35, single, just bought her first home in Sacramento for $450,000. Wants her sister to inherit if something happens to her.

Solution: Creates California TOD deed naming sister as beneficiary.

Benefits:

• Simple, inexpensive estate planning

• Sister avoids probate

• Jessica can revoke if she gets married or has children

• Complete flexibility as life circumstances change

• Stepped-up basis benefits

• Costs under $300

Alternative Considered: Living trust would be overkill for Jessica's simple situation. TOD deed is perfect simple solution now. Can always create trust later if estate becomes more complex.

Professional Support for Your California TOD Deed

When to Seek Attorney Guidance

While many California residents successfully use TOD deed forms for straightforward situations, certain circumstances warrant professional legal guidance:

Complex Family Dynamics:

• Blended families with children from multiple marriages

• Estranged family members or potential disputes

• Special needs beneficiaries

• Minor children as intended beneficiaries

• Concerns about family contests

Significant Assets or Tax Planning:

• High-value properties (multi-million dollar)

• Multiple real estate holdings

• Estate approaching federal estate tax exemption

• Sophisticated tax planning needs

• Business or commercial property

Medi-Cal and Government Benefits:

• Current Medi-Cal recipient

• Anticipated long-term care needs

• Asset protection concerns

• Estate recovery worries

Title or Legal Issues:

• Unclear ownership

• Potential liens or disputes

• Previous deed errors

• Complicated ownership structures

When DIY TOD Deed Forms Are Appropriate

Many California property owners successfully use professionally prepared forms for:

Straightforward Situations:

• Single property, simple transfer

• Clear beneficiary designation

• Harmonious family relationships

• Primary residence planning

• Modest estates

• No complex tax issues

• No Medi-Cal concerns

Get professionally prepared California TOD deed forms with comprehensive instructions: Download Complete Package

Conclusion: Protect Your California Property with Transfer on Death Deeds

California Transfer on Death Deeds represent one of the most powerful, flexible, and cost-effective estate planning tools available to California property owners. By combining probate avoidance, complete control retention, capital gains tax benefits, and relative simplicity, TOD deeds provide comprehensive protection for your primary residence and other real estate.

Key Benefits Recap:

✓ Avoid Probate - Save $15,000-$50,000+ in costs and 12-18 months of time ✓ Retain Complete Control - Sell, mortgage, or revoke at any time ✓ Stepped-Up Basis - Beneficiaries save thousands in capital gains taxes ✓ Flexibility - Fully revocable during your lifetime ✓ Privacy - No public probate proceedings ✓ Simplicity - One document protects your real estate ✓ Cost-Effective - Fraction of the cost of living trust

Take Action Today:

Don't wait until it's too late. Incapacity or death can occur unexpectedly, leaving your family facing expensive probate proceedings and potential loss of benefits.

Get Started Now:

📄 Download Professional California Transfer on Death Deed Forms: Complete Package with Instructions

📋 Need Simple Property Transfers? California Quitclaim Deed Forms

Protect Your Property. Preserve Your Control. Provide for Your Family.

California Transfer on Death Deeds give you the power to accomplish all three goals with a single document. Whether you're planning for the future, concerned about probate costs, or want to ensure stepped-up basis benefits for your family, TOD deeds provide an elegant solution.

Don't leave your family's inheritance to chance. Take control of your estate planning today with California transfer on death deed forms designed by professionals who understand California law and your family's needs.

This article provides general information about California Transfer on Death Deeds and should not be considered legal advice. Estate planning, property transfers, and tax matters involve complex legal implications that vary based on individual circumstances. California estate planning laws, including Proposition 19 and Medi-Cal estate recovery rules, are complex and subject to change. Consult with qualified California attorneys, tax professionals, and financial advisors to discuss your specific situation and needs before executing any estate planning documents.