What Should I Do First When a Parent Dies in California — Real Property
When a California parent dies owning real property, your first priority is to secure the property, locate the estate documents, and understand how the property is held — trust, joint tenancy, or individual ownership. How it's held determines everything about what happens next and how long it takes.
Within the first 24-72 hours, secure the property physically. Change the locks if keys are widely distributed. Make sure homeowner's insurance is in force — call the insurer to notify them of the death. Some policies have notification clauses; missing them can affect coverage. Check that utilities are active and that the property is safe from immediate hazards.
Find the original will and any trust documents. These are typically in a home safe, safe deposit box, or with the decedent's attorney. Do not proceed on copies — the probate court requires originals. The trust document, if one exists, tells you immediately whether you can sell the property without court involvement (trust) or whether probate will be required (individual ownership without a trust).
Determine how the property is titled. Look at the deed — the county assessor's website often has this information, or you can pull it from the county recorder's office. If the deed names a trust as owner, you have a trust administration. If it names only your parent individually, probate is likely required. If it names joint tenants, ownership may have transferred automatically to the survivor.
Order at least 10 certified copies of the death certificate. You will need them for banks, title companies, government agencies, and more. Order more than you think you need — running out causes delays at critical moments.
Contact a California estate attorney before making any decisions about the property. Whether to list immediately, whether to make repairs, whether to clean out the home — these decisions have legal and tax implications. An hour of attorney time early in the process saves weeks of complications later. Attorney fees in a trust administration or probate are paid from estate assets, not your personal funds.
Wolf Allies connects trustees, executors, and families with agents experienced in California trust, probate, and estate property sales — at no cost to you.
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