Trust Loans and Avoiding Property Tax Reassessment

Loans to Irrevocable Trusts

Trust Loans and Loans to Irrevocable Trusts in California

Property Taxes in California and Proposition 13

Each state in the US has their own individual laws, rules and regulations that govern estate planning, inheritance and taxation. California for instance has several property tax laws that control how much a persons property tax can increase each year and how you can avoid property tax reassessment on an inherited home.

The primary legislation that stabilizes property taxes in California is know as Proposition 13. Proposition 13 provides three functions in property tax assessment.

  • All real estate has an established base year value
  • A homes assessment can not increase by more than 2% a year
  • A homes property tax base can not exceed 1% of the assessed value (plus additional voter-approved taxes)

Additional information on California Proposition 13 can be found on the Santa Clara Assessors Office website located here.

California Proposition 19 and the Exclusion from Reassessment on an Inherited Home

California Proposition 19 went into effect on April 1st, 2021 and replaced the existing legislation that controlled how a person inheriting a home from a parent could avoid property tax reassessment. The previous legislation was known as Proposition 58. With Proposition 19, a few of the rules for obtaining an exclusion from reassessment on an inherited home changed. Previously under California Prop 58, a child inheriting a home from a parent could apply for an exclusion from property tax reassessment with no value limitation, providing that the home they were inheriting was the parents primary residence. Under Proposition 58 you could also transfer the property tax base from a parent to child on an investment property or second home with a 1 million dollar property tax exclusion limit (per parent). Under Proposition 19, there is now a limit of the current taxable value plus $1,000,000 on a home you will use as your primary residence. Prop 19 also eliminated the ability to avoid reassessment on an inherited home that will not be used as your primary residence. You can view addition information on California Proposition 19, on the California Board of Equalization website located here.

In addition to the Proposition 19 and Proposition 58 property tax transfer rules listed above, there are additional requirements when it comes to receiving an exclusion from reassessment on an inherited home in California. For instance, the California Board of Equalization requires that all trust beneficiaries receive an equal share of assets, if language requiring an equal distribution exists in the trust, which it often does. If an equal distribution is required, a loan cannot be made to the trust by any of the beneficiaries who intend on keeping the home. Doing so would be considered a sibling to sibling buyout by the Board of Equalization and result in a disqualification from a full exclusion from reassessment. They view this as a transfer between beneficiaries rather than a transfer from parent to child.

The following is a simplified example of how an equal distribution of trust assets works when a trust loan is involved. Lets assume the only asset in the trust is a home worth $300,000. One of three child beneficiaries wants to keep the home, and the other two would like to receive cash. A loan would need to be made to the trust for $200,000. In this situation the two beneficiaries who did not want the home would each receive their $100,000 as cash and the other child receives the home with $100,000 equity in it. Since each child received a distribution of $100,000 in trust assets, an equal distribution was made. Detailed information on the California Board of Equalizations requirements for equal distributions and other parent to transfer requirements can be found here on the BOE Website.

Trust Loans and Lending to an Irrevocable Trust

Trust Loans and Loans to Irrevocable Trusts

Trust Loans and Loans to Irrevocable Trusts

A trust loan in a loan to an irrevocable trust that provides enough so that an equal distribution of assets can be made to all beneficiaries. When an irrevocable trust contains insufficient cash assets for an equal distribution to be made, a person will often require the assistance of a specialized lender known as a Trust & Estate Lender. Trust and Estate lenders specialize in making loans to irrevocable trusts and estates that are involved in probate. As documented by the California Board of Equalization, the acquiring beneficiary may not utilize their own funds or make a personal guarantee on the loan. Doing so would create a sibling to sibling buyout, disqualifying them for the full parent to child transfer exclusion. The loan will need to be made directly to the trust (which is usually an irrevocable trust), without first removing the property from the trust or requiring a personal guarantee from the acquiring beneficiary. A conventional lender will almost never lend to an irrevocable trust, and will instead first require that the home is removed from the trust before they will lend to it. Conventional lenders also typically require a personal guarantee from the person taking the loan. An experienced Trust and Estate lender will make a loan directly to the trust, providing enough cash for the equalized distribution to be made with no personal guarantee from the acquiring beneficiary.

A Trust & Estate Lender often works directly with your attorney. A trust loan is typically a short term loan with a term of 6-24 months and does not typically carry a pre-payment penalty. Trust loans usually have higher interest rates than conventional mortgages. Once the inherited home has been transferred from the trust to beneficiary, the loan can be paid off or refinanced into a conventional mortgage. You will want to review all aspects of the transfer with a qualified Trust & Estate Attorney to verify you are doing so in accordance with the California Board of Equalization requirements and that you will be eligible to receive a full exclusion from property tax reassessment on your inherited home. You can learn more about trusts, living trusts and irrevocable trusts here.

Proposition 19 Benefit Calculator for Inherited Properties

You can also use our online Proposition 19 Benefit Calculator to estimate how much you might be able to save by taking advantage of a Proposition 19 Parent-Child Transfer. You can access the Prop 19 Benefit Calculator here.

Free Estate Planning Guide

Free Estate Planning Guide

Free Estate Planning Guide

Free Estate Planning Guide Now Available Online

EstatePlanningGuide.org is pleased to announce that we have launched our free, downloadable and printable estate planning guide. This new estate planning guide will help educate you on some of the different estate planning options available to you. The complimentary guide on estate planning helps explain a variety of estate planning topics in a simple and easy to understand manner. This free estate planning guide is now available for download here.

What does the estate planning guide cover?

The estate planning guide covers topics such as wills, living trusts, probate, advance healthcare directives and power of attorney documents. The guide delves into what a will can accomplish and in what situation a living trust may be a better option for you. It provides you with a 10-part step by step guide on how to prepare your own estate plan. The estate planning guide also includes a comprehensive estate planning glossary to help ensure that your understand of all of the information included in the estate planning guide.

Who is the estate planning guide intended for?

If you are or have been considering creating a will, trust or estate plan, this is the guide for you. It begins by explaining what estate planning is and what can be accomplished with it. The guide also covers issues like probate, how long it can take and how it can potentially be avoided. The free estate planning guide even provides you with information on creating an inventory of your assets in preparation for drafting a will or creating a living trust. The estate planning guide also includes a section on how to find an experienced and capable estate planning professional in your area to assist you with your estate planning needs.

If you are ready to being you estate planning process, please visit the estate planning how to guide on our website located here. It is a condensed version of our free estate planning guide and will help you get started with your estate planning.

Free Online Inheritance Calculator

Online Inheritance Calculator

Online Inheritance Calculator

EsatePlanningGuide.org has created a free to use, online Inheritance Calculator / Probate Calculator. The online calculator is designed to help trustees, executors, administrators, beneficiaries and heirs determine the approximate dollar amount of the inheritance of an estate. The inheritance calculator is very simple to use. The calculator breaks down the most common estate assets listed in a will or in probate as well as the typical estate liabilities. To use the inheritance calculator, you simply add any applicable amounts to the asset and liability sections of the calculator. If the estate does not contain the specified asset or liability, just leave it blank. Once you have completed that section of the inheritance / probate calculator, the inheritance calculator will estimate the total value of the estate minus any estate liabilities.

Next the inheritance calculator allows you to specify how many beneficiaries / heirs there are included in the estate. After that has been entered, the estimation of the inheritance per beneficiary is calculated for you. The inheritance calculator also allows you to print the results so that you many share them with the other members of the estate or have them reviewed by the estate lawyer. The following is a screenshot of the inheritance calculator. You may click on the image or the link to try the inheritance calculator for yourself.

Inheritance Calculator

Inheritance Calculator

Click Here for the free online inheritance calculator.

If you would like additional information on estate planning, wills, trusts and probate; please visit the Estate Planning section of our website. For additional online estate planning tools, we also have an Estate Planning Tools section to assist you with that.

The Probate Process

The Probate Process

The Probate Process

Information About the 7 Step Probate Process

Probate is a court administered process that transfers the estate of a deceased individual to named or remaining heirs. An estate is made up of the decedents real estate, personal property, life insurance, bank accounts, investments and personal belongings. In probate court, an executor (if there is a will) or an administrator (if there is no will) is appointed by the court as a representative to collect the assets, settle any debts and then distribute any remaining assets to the beneficiaries. All matters of probate are reviewed by the court. Each state has their own probate laws. Depending on your state, area and the complexity of the estate; probate can take anywhere for seven months to two years to complete.

The Seven Standard Stages in the Probate Process:

  • Stage 1 – Filing a petition in probate court and having probate initiated
  • Stage 2 – Issuing notices to heirs and creditors
  • Stage 3 – First probate hearing occurs and the proving of the will
  • Stage 4 – Collection of the decedents assets / estate assets
  • Stage 5 – Paying of creditor claims
  • Stage 6 – The filing of taxes for the estate
  • Stage 7 – Probate court closes the estate and any remaining assets are distributed to the heirs of the estate

When a person passes away, their assets and property will be distributed to any named heirs. In order for these assets to be distributed fairly a state probate process takes place. The probate process helps to ensure that all heirs are located, all of the decedents assets are accounted for and the creditors and taxes are paid for the estate.

Click here for a detailed explanation of the 7 steps of probate.

Estate Planning Questions and Answers

Estate Planning Questions and Answers

Estate Planning Questions and Answers

Estate Planning Common Questions and Answers

The following is a list of common questions people ask when they first begin their estate planning research. For visit this page for a full list of our Estate Planning FAQ. We also have a estate planning glossary page if you have any questions about one of the terms you find here.

Here are some of the most common asked questions about estate planning:

What is an estate plan?

A good estate plan should be designed with several things in mind. It should determine how an individual’s assets will be preserved, managed, and distributed after death. An estate plan should strive to save on estate taxes, reduce court costs, protect assets and avoid probate. It should include a durable power of attorney, Advance Healthcare Directive and a will or trust.

What is a living trust?

A living trust is a legal tool for estate planning that allows a person (known as the Trustee) to hold another person’s (known as the Settlor or the creator of the trust) property for the benefit of someone else (the Beneficiary). It is an estate planning tool that can help family members and beneficiaries avoid a potentially lengthy probate process. A living trust is a legal document which lays out the terms of the trust and the assets that the grantor has assigned to it.

What is estate planning?

Estate planning is the creation on a plan and the preparation of tasks that serve to manage an individual’s assets in the event of their death or incapacitation. Estate planning includes the the distribution of assets to beneficiaries.

Who can help me create an estate plan?

Estate planning or the creation of an estate plan is commonly done with the help of an attorney experienced in estate law or an estate planning professional familiar with the estate laws of your state. There are also a variety of online resources that can help you design an estate plan. Typically the online estate planning tools are far less expensive but may not be ideal for more complex estate planning needs.

Is there a difference between a lawyer and attorney?

What is the difference between a lawyer and an attorney? All attorneys are lawyers, but not all lawyers are attorneys. The primary difference is that attorneys can represent clients in court but lawyers cannot.

Why do I need an estate plan?

Estate planning allows an individual to decide how their assets such as real estate, automobiles, personal property, life insurance policy, investments and cash will be distributed upon their passing. It also allows you to determine who will care for any non adult children or children with special needs. Some estate plans also allow you to determine how your medical care should be handled in case you become incapacitated.

What is an estate?

An estate is all property you own upon your death. Estates commonly include assets such as real estate, automobiles, collections, heirlooms, life insurance policies, investments and cash.

What is a will?

A will is a legal document that provides instructions for what should happen to a person’s assets after his or her death. This term “last will and testament” is commonly used to mean the same thing as a “will”, but to be exact, a last will and testament refers to the most recent version of a will. A will is commonly used to distribute a personal property, real estate, investments or business interests. It may also be used to appoint legal guardians.

What is probate?

Probate is a court administered process that transfers the estate of a deceased individual. An estate is made up of the decedents real estate, personal property, life insurance, bank accounts, investments and personal belongings.

In probate court, an executor (if there is a will) or an administrator (if there is no will) is appointed by the court as a representative to collect the assets, settle any debts and then distribute any remaining assets to the beneficiaries. All matters of probate are reviewed by the court. Each state has their own probate laws. Depending on your state, area and the complexity of the estate; probate can take anywhere for seven months to two years to complete.

Is probate public or private?

Probate cases are public and documents filed regarding the probate of a will are also available to the public. If it is your desire to keep the aspects of your estate private, you will want to consider speaking with a qualified trust and estate lawyer and look into having a living trust created.

Do I need to have a will?

Although there is no legal requirement to have a will, it is highly recommended that you create one. There are many benefits to having a will. A will provides instructions for what should happen to a person’s assets after death. A will is commonly used to distribute a personal property, real estate, investments or business interests. It may also be used to appoint legal guardians. If a person dies without a will, they are said to be intestate, and state intestacy laws govern the distribution of the property of the person who passed.

Do I need to have a will if I have a living trust?

Yes, although a living trust may cover much of the same things that a will covers, it is recommended that you create a pour-over will along with your Living Trust. A pour-over will covers any property that might not have been properly transferred to the Living Trust by the settlor. Without a pour-over will, property acquired after the living trust was created and listed in the Settlor’s name rather than in the name of the trust would normally pass to your heirs as determined under State law as opposed by the language of the trust. A pour-over will ensures that any such assets will be added to your trust and distributed to the beneficiaries named in the trust.

Do I need to use a lawyer to create a will?

No. Anyone can draft their own will, you will just want to make sure that it complies with all of your state laws to insure that it is valid. Although you do not need a lawyer to draft a will, it is advised that you consult a lawyer if you are not comfortable drafting your own, have a potentially complex estate or want to ensure that your getting all of the potential tax benefits that are available to you and your beneficiaries.

What is the difference between a will and a last will and testament?

The term “last will and testament” is commonly used to mean the same thing as a “will”. Although, to be exact, a last will and testament refers to the most recent version of a will.

What is a living will?

A living will is a written legal document that specifies the medical treatments you would and would not want to be used to keep you alive. A living will may also communicate additional medical preferences such as if you wish to be an organ donor or wish to donate your body to medical science. Often A medical power of attorney is used in conjunction with a living will. A medical power of attorney is a legal document that allows you to appoint a person to make healthcare / medical decisions on your behalf in the event that you are unable to make them for yourself.

What is an Advance Healthcare Directive?

An advance healthcare directive and a living will are terms that are commonly used interchangeably. An advance healthcare directive or advance directive is a legal document that explains how you would like to have your medical decisions be made if you are unable to make those decisions for yourself. An advance healthcare directive can be used as a guide for your loved ones when they need to make difficult decisions regarding your medical treatment options.

Do you have to pay taxes on an inheritance?

Inheritances are not considered income for Federal tax purposes, regardless of asset type. However, any subsequent earnings on an inherited assets are taxable. An inheritance tax is a state tax assessed to the beneficiary or heir, unlike an estate tax which is paid by the estate. As of 2022, only Iowa, Kentucky, Maryland, Nebraska, New Jersey and Pennsylvania impose an inheritance tax. An inheritance tax is not the same as an estate tax. An estate tax is assessed on the estate itself before its assets are distributed. The Estate Tax is a tax on your right to transfer property at your death. The fair market value of the estate assets is used to determine the total value of the estate; the total of all of these items is referred to as the Gross Estate. In 2022 (year of death), the Federal threshold requirement for paying an estate tax was $12,060,000. You can view the IRS Estate Tax Requirements here.

What is an estate planning trust?

A trust, estate planning trust, or sometimes called a living trust is a legal document that allows a person known as the Trustee, to hold the Settlor or creator of the trusts property for the benefit of someone else, referred to as the Beneficiary. A trust is an estate planning tool that can help family members and beneficiaries avoid a potentially lengthy probate process. A trust defines the Settlors wished and lists the assets assigned to the trust. The trustee of a trust is responsible for managing the trusts assets and handling the distribution of the trusts assets upon the Settlors passing. One of the greatest benefits of a trust is the ability to avoid the state probate process.  This can speed up the distribution of an estates assets and potentially save a great deal of money as well.

What is the person who creates a trust called?

The person who creates a trust, or a living trust is commonly referred to as a Settlor, Grantor or Trustor. These terms are commonly used interchangeably. The Settlor, Grantor, or Trustor of a trust decides how the trust will operate and contributes the assets to the trust. The Trustor, Settlor or Grantor is also the person who determines the beneficiaries, or people who will benefit and eventually receive the assets from the trust.

What is a trustee?

A trustee is referred to as the  person or firm that holds and administers the assets of a trust for the benefit of a third party known as a beneficiary. Trustees are required to make decisions in the best interest of the beneficiary.

Who appoints the trustee of a trust?

Typically it is the Settlor (also known as the grantor, trustor or creator) of a trust who appoints the trustee. Often times when the Settlor of the trust is still alive they designate themselves as the trustee. Upon their passing (and the trust becomes irrevocable), a new trustee who was typically previously determined by the Settlor becomes responsible for the trust. When the Settlor appointed trustee is unable or unwilling to carry out their duties, a court may appoint a trustee to manage the trust, its assets and distribution to the beneficiaries.