The Trust-Funding Habit: Why Retitling Assets Is the Golden Rule of Estate Planning

A revocable living trust is often sold as a “probate-avoidance machine,” but that machine only works if you fuel it. The fuel is proper asset titling—commonly called trust funding—and it is the single best-practice that separates airtight estate plans from expensive courtroom surprises. Below is a 500-word field guide you can share with clients (or use as a personal checklist) to keep the engine running.

1. Understand What “Funding” Really Means

Creating a trust document does not move a single dollar. Funding is the separate, follow-up step of retitling or assigning each asset so that the trust, not the individual, becomes the legal owner. Think of the trust as a bucket: signing the trust builds the bucket; funding it drops your property inside.

2. Prioritize Probate-Sensitive Assets

Start with assets that would otherwise be stuck in court:

• Real estate – record a new deed naming “John Smith and Jane Smith, Trustees of the Smith Family Trust dated ….”

• Non-qualified brokerage accounts – complete a change-of-ownership form with your custodian.

• Business interests – amend LLC operating agreements or issue new stock certificates to reflect trust ownership.

Retirement accounts and life-insurance policies usually bypass probate via beneficiary designations, so they stay titled individually but should list the trust (or sub-trusts) as contingent beneficiaries when appropriate.

3. Use a Pour-Over Will, Not a Parachute

A pour-over will “pours” any stray assets into the trust at death, but it does so through probate. Relying on the will as a safety net defeats the purpose of the trust. Think of it as an emergency patch, not everyday attire.

4. Mind the Bank Accounts

Many clients skip checking and savings accounts, assuming small balances aren’t worth the paperwork. Yet California’s “small-estate affidavit” caps out at $184,500 (2025 figure), and balances fluctuate. Spend ten minutes at the bank now to avoid months of declarations later.

5. Keep the Funding Ledger Current

Create a simple spreadsheet with three columns—Asset, Date Titled to Trust, Confirming Document—and store it digitally alongside PDF copies of deeds, confirmation letters, and account statements. Review the ledger at tax time; if you added a new brokerage account or refinanced the house, update the entry.

6. Coordinate With Professional Advisors

CPAs, financial planners, and bankers each touch pieces of the puzzle. Share the funding ledger and remind them that new accounts must open in the trust’s name. Consider granting your lawyer limited, view-only access to investment portals so funding can be verified without endless email chains.

7. Audit After Life Events

Marriage, divorce, relocation, or purchasing rental property triggers an immediate funding check. Out-of-state real property often needs a sister trust or ancillary deed to avoid two probates—one in California, another where the property sits.

8. Educate Successor Trustees Up Front

Your successor trustee inherits the funding duty for post-death assets like final paychecks or refund checks. Include funding instructions in your trustee binder so they know how to endorse checks to the trust’s EIN and avoid personal liability for missed items.

Drafting a trust is the first chapter; funding writes the rest of the story. By retitling assets promptly, maintaining a funding ledger, and looping in advisors, you ensure that the legacy you designed on paper delivers real-world results—namely, privacy, speed, and harmony for your beneficiaries. Contact us today to assist you.

Understanding Property Titles in California

In legal contexts, names and titles are crucial, especially in property ownership. Here's a detailed breakdown of the key ways to hold title in California:

1. Sole Ownership
   Sole ownership means that an individual or entity has complete control and responsibility for the property. The title is held in their name alone, allowing them to sell, lease, or transfer the property at will. Even married individuals can hold property as sole owners if specified as “separate property.” This form of title would subject the property to probate proceedings.

2. Tenants in Common
   This is the default method of co-ownership in California when multiple people or entities own a property. Each owner has an undivided interest in the property, meaning there is no physical division of the property itself. Ownership shares can vary (e.g., 50-50 or 25-75, or 33-33-67, etc.) and can be sold or transferred independently. When an owner dies, their share passes to their heirs, not the other co-owners. This form of title would subject the property to probate proceedings

3. Joint Tenants
   Joint tenancy involves equal ownership shares with the right of survivorship. This means that when one owner dies, the surviving owners automatically inherits the deceased's share equally. Joint tenants must have equal ownership percentages (e.g., two owners each own 1/2, three owners each own 1/3, four owners each own 1/4, etc.). This form of title would not subject the property to probate proceedings. However, it also could supersede a signed will or other estate planning document. This form of title is not exclusive to married couples, and joint tenancy is NOT synonymous with community property.

4. Community Property
   In California, which is a community property state, property acquired during marriage is typically considered community property. Both spouses on title held as community property equally own the property, and upon the death of one spouse, their share typically passes to the surviving spouse. This ownership method is limited to married couples or registered domestic partners, and it can be further specified as “community property with right of survivorship” to automatically transfer ownership to the surviving spouse. This form of title would not subject the property to probate proceedings.

5. Trustees of a Trust
   When property is held in a trust, the title is in the name of the trustee(s) who manage the property according to the trust’s terms. This allows for more flexible and controlled management of the property, often used in estate planning to avoid probate (in both instances of death or incapacity) and manage the distribution of assets.

Each form of title has both legal and practical implications. Be sure you hold title consistent with your estate planning goals. When circumstances change (i.e., when a co-owner dies), title must be revised to stay current. If you have any questions about how your property is titled and how it fits into your estate plan, feel free to reach out to us for personalized advice.

What's In A Name? - Vesting Title

“What's in a name? That which we call a rose

By any other name would smell as sweet”

This quote, from William Shakespeare’s play Romeo and Juliet, has become somewhat of a cliche when we discuss form over substance.  Sometimes a name doesn’t impact the underlying substance of something. (If you call a rose “monkey,” it’s still going to smell sweet.) However, in a legal context, where words carry significant weight, a name may make all the difference.

The name on a parcel of real estate, or “title”, declares who owns a piece of property, and how those owners own the property. The following are some examples of different ways to hold title in California.

1. Property can be solely owned.

Individual or Entity

If all you see on title is an individual’s name (e.g., “Jane Smith”), or an entity’s name (e.g., “123 Main St., LLC” or “Owner, Inc.”) then that individual or entity holds complete title. There are no co-owners. Note that married individuals may own property individually (e.g., “Jane Smith, a married woman, as her sole and separate property”).

2. Property can have multiple owners, or co-owners.

Tenants in Common

If you see more than one person or entity on title (e.g., “Jane Smith and Cecilia Perez” or “Partners, LLC and Owner, Inc.”) and either a percentage ownership (“as to an undivided 25%”) or no other words, then that is referred to as “tenants in common”. This is the default method for co-ownership in California. It means that all owners have an undivided interest (meaning, there’s no boundary splitting the parcel of property) and that they’re all individually and jointly liable as owners. Each owner has the right to lease or sell their share, and when they die (if it is a person) then the property passes to their heirs.

Joint Tenants

If you see more than one person on title followed by the words “joint tenants” (e.g., “Jane Smith and Cecilia Perez as Joint Tenants”) then that means that all owners have an undivided interest (meaning, there’s no boundary splitting the parcel of property) and that they’re all individually and jointly liable as owners. However, different from Tenants in Common, the co-owners can only own equal interests in the property. A joint tenant may not have a disproportionate interest than any other joint tenant. For example, if two joint tenants own one parcel of property, then they each effectively own half. If three joint tenants, then a third, and so on. The largest benefit to this form of ownership is what is called a “right of survivorship”. This means that when one joint tenant dies, the leftover joint tenants automatically share a proportional interest in the property. For example, if “Jane Smith and Cecilia Perez as Joint Tenants” own a parcel of property, and Jane Smith dies, then Cecilia Perez is the sole owner of the entire parcel, automatically as a matter of law. If three joint tenants, then the remaining two own the property in equal shares. This form of title is only available to individuals and not to entities, since entities do not live a natural life and that right of survivorship could not apply.

Community Property

Anytime you see two names followed by the words “community property” (e.g., “Jane Smith and Cecilia Perez, spouses, as Community Property” or “Jane Smith and Rodrigo Perez, wife and husband, as Community Property”) then that means the owners are married to each other, and they are holding this property as community property. Community property is only available to married couples who reside in community property states (California, and many of the West Coast and Southwestern states) and the property is located in one of those states. Community property can also carry a right of survivorship but the words “right of survivorship” must follow the words “community property” in the title. A married person may hold title as “separate property”. If so, you will see the words “...a married person, as his/her/their separate property” following their name.

Trustee(s) of a Trust

If one or more people own property in the name of a trust, then you will see the trustee name or names, followed by the words “trustee of the [trust name] dated [trust date]”. This means that the property is held in trust and subject to the terms of that trust. (Note: The trustee of a trust can be an individual or multiple people.)

If you have any questions about title to your home with respect to your own estate plan, please contact us.