What Is the Best Way to Pass on My House?

A home is often one of the most valuable assets in an estate. While many people assume that leaving a house to heirs is as simple as naming a beneficiary, the process can be complicated by taxes, legal hurdles and financial considerations. Without proper planning, loved ones may face unexpected expenses, probate delays, or even forced sales.

Understanding the available options can help ensure a smooth transfer of property, while avoiding unnecessary legal and financial burdens.

Key Considerations When Passing on a Home

The best method for transferring a house depends on several factors, including:

• Whether the heirs can afford ongoing costs, such as property taxes and maintenance
• The potential impact of probate and whether avoiding it is a priority
• Estate tax implications and whether the transfer could trigger financial penalties
• Medicaid estate recovery rules, which could result in the state reclaiming the home after death

Evaluating these factors ensures that your home passes to your heirs in the most beneficial way possible.

Common Ways to Transfer a Home

1. Leaving the Home in a Will

A last will and testament is the most straightforward way to pass on a home. However, any property included in a will must go through probate, a legal process that can be time-consuming and costly.

• Pros: Simple and legally recognized
• Cons: Probate delays can last months or years, and heirs may face legal fees and complications

If avoiding probate is a concern, other options may be more efficient.

2. Using a Revocable Living Trust

A revocable living trust enables homeowners to maintain control of their property during their lifetime, while ensuring a seamless transfer upon death. When appropriately structured, a trust:

• Avoids probate, ensuring that heirs receive the property quickly
• Provides flexibility, allowing homeowners to change beneficiaries if needed
• Protects privacy, as trusts do not become public record like wills

For those with multiple heirs, a trust can also help prevent disputes by clearly outlining how the property should be handled.

3. Transferring the Home with a Life Estate Deed

A life estate deed allows a homeowner to retain the right to live in the home for the remainder of their life, while naming beneficiaries who will automatically inherit the property upon the homeowner's death.

• Pros: Avoids probate and provides clarity on inheritance
• Cons: Once a life estate is established, it cannot be revoked or altered without beneficiary approval

Life estate deeds can be useful for those who want certainty about where their home will go. However, they may limit flexibility in future planning.

4. Gifting the Home Before Death

Some homeowners choose to gift their house to heirs while they are still alive to simplify the transfer process. While this method can work in certain situations, it comes with risks:

• The home’s cost basis does not receive a step-up in value, meaning that heirs could face significant capital gains taxes if they later sell the home
• Medicaid penalties may apply if the homeowner requires long-term care within five years of transferring the property

Gifting a home should only be done after careful consideration of tax and Medicaid eligibility consequences.

Choosing the Best Option for Your Situation

Each family’s circumstances are different, and there is no one-size-fits-all solution for transferring real estate. The best strategy depends on:

• Your financial situation and long-term goals
• The needs of your beneficiaries
• Tax implications and potential Medicaid concerns

Key Takeaways

• Wills require probate and can delay inheritance: Although simple, transferring a home through a will involves legal processes that may take months or years.
• Trusts provide a smooth transfer while avoiding probate: Placing a home in a revocable trust ensures that heirs receive the property without court involvement.
• Life estate deeds offer immediate inheritance certainty: Homeowners can secure inheritance plans, while maintaining the right to live in the home.
• Gifting a home carries tax and Medicaid risks: Early transfers may result in capital gains tax burdens or Medicaid ineligibility.

At the Werner Law Firm, we understand that deciding how to pass on your home is one of the most important choices in your estate plan. Whether you're exploring revocable trusts, life estate deeds, or other strategies, our experienced probate attorneys in Los Angeles can help you protect your legacy and make the transfer as smooth as possible for your loved ones.

If you have any questions, schedule a free appointment with us through our online appointment page.

You can also read reviews from some of the hundreds of clients we have helped over the years.

Reference: Fidelity (Aug. 30, 2022) “Leaving your house to your loved ones”