{"id":3025,"date":"2023-06-05T07:32:48","date_gmt":"2023-06-05T11:32:48","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=3025"},"modified":"2024-04-26T06:30:34","modified_gmt":"2024-04-26T10:30:34","slug":"your-mother-wants-to-add-you-to-the-house-deed-good-idea","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/your-mother-wants-to-add-you-to-the-house-deed-good-idea\/","title":{"rendered":"Your Mother Wants to Add You to the House Deed. Good Idea?"},"content":{"rendered":"\n
\"\"<\/figure>\n\n\n\n

Invited to put your name on the deed to a home? It might seem totally natural to just say \u201cthank you.\u201d<\/p>\n\n\n\n

But stop and think a moment. If you accept a new deed, perhaps a quitclaim<\/a>, with your name added on, you\u2019ll put her, and yourself, at a financial disadvantage.<\/p>\n\n\n\n\n\n\n\n

Protect Her Interests. Just Say No.<\/h2>\n\n\n\n

If you go onto the deed, you get a new responsibility. If you experience relationship changes or financial challenges \u2014 who doesn\u2019t? \u2014 other parties might become positioned to make claims on your mother\u2019s home.<\/p>\n\n\n\n

In any case, your mother will need your agreement and signature for anything she wants to do with the home. Say she needs extra funds, and decides to apply for a reverse mortgage loan. Now, she has to offer up your <\/em>financial details as well as her own.<\/p>\n\n\n\n

And if the regular mortgage is still on the property, the mortgage servicer could view the title change as it views a sale. The lender may insist on refinancing the home, so that you, as the new co-owner, take on financial responsibility. From the mortgage servicer\u2019s perspective, any person who owns an interest should also take on the duty to repay the property\u2019s debt. So you\u2019ll likely need to be vetted as a mortgage holder. Expect to spend time and fees in the process.<\/p>\n\n\n\n

Anticipate the unlikely<\/em> scenarios too. For instance, can you be sure you\u2019ll outlive your parent? If she outlives you, and you\u2019re on the deed, your mother would need to accept your heirs as co-owners.<\/p>\n\n\n\n

One more thing\u2026 Adding someone to a deed is a gift. So do read up on gift taxes and exclusions<\/a>.<\/p>\n\n\n\n

Thinking of giving someone an interest in your real estate?\u00a0A correctly drafted\u00a0<\/strong><\/em>gift deed<\/em><\/strong><\/a>\u00a0immediately transfers title. You can select this or other\u00a0<\/strong><\/em>deed forms on Deeds.com<\/em><\/strong><\/a>.<\/strong><\/em><\/pre>\n\n\n\n
All told, joining your parent on her home\u2019s deed is much more complicated than it first seems. You and your mother might want to weigh the key alternatives.<\/p>\n\n\n\n
Protect Your Tax Advantages…By Waiting.<\/h2>\n\n\n\n
\"\"<\/figure>\n\n\n\n
If you wait and accept the ownership interest after your parent passes on, you will receive an important tax break. That\u2019s the \u201cstepped-up\u201d cost basis due to a transfer at death.<\/p>\n\n\n\n
When you ultimately go to sell it, all the gains your mother earned in property value, simply by living in the home as it appreciated, are tax-exempt.<\/p>\n\n\n\n
Maybe your mother hasn\u2019t considered the tax consequences. She simply might think you\u2019ll have an easier time of taking over the ownership later if you don\u2019t have to involve the probate court. And that\u2019s a totally understandable concern.<\/p>\n\n\n\n
But if your mother adds you to the deed while holding onto an interest in the property, the title will actually go into probate for distribution.<\/p>\n\n\n\n
Despite the ebb and flow of real estate markets, real estate is an investment that\u2019s proven to grow in value. Get a feel for the growth of U.S. home values over generations, with the <\/strong><\/em>FRED Economic Data<\/em><\/strong><\/a> graph.<\/strong><\/em><\/pre>\n\n\n\n
Planning to co-own a home? Then\u00a0<\/strong><\/em>vesting your deed<\/em><\/strong><\/a>\u00a0in a way that suits both\/all owners\u2019 goals is important.<\/strong><\/em><\/pre>\n\n\n\n
Parents Have Other Ways to Transfer Homeownership.<\/h2>\n\n\n\n
A parent who wants to give you the home could consider these ideas instead: <\/p>\n\n\n\n
Creating a Life Estate <\/strong><\/h3>\n\n\n\n
Your mother could consider a life estate. This option could make sense if she wants to stay in the home for life<\/a>, yet pass legal ownership to you at death. Homes deeded as life estates are part of a taxable estate yet they do not have to go through probate. You will only need to file the death certificate and the original life estate deed at the county recorder of deeds\u2019 office. Then you\u2019ll get the title.<\/p>\n\n\n\n
During your mother\u2019s lifetime you\u2019ll be co-owning the home. Your mother will manage the home for life, getting all applicable tax breaks. Then you\u2019ll get the \u201cremainder\u201d interest. That is, as noted above, the title will be yours after your mother passes on. Here again, this will only work as intended if you outlive your mother.<\/p>\n\n\n\n
Using a Will<\/strong><\/h3>\n\n\n\n
Does your mother have a Last Will? That\u2019s important for distributing possessions, which can include a home.<\/p>\n\n\n\n
A will isn\u2019t a complicated tool, and it does not need to be recorded. Yet it can transfer a home in a legally sound and straightforward way. You get a deed that\u2019s certified by your county probate court. And that valuable tax break through a stepped-up cost basis? Using a will is a perfect way to ensure you\u2019ll benefit from that.<\/p>\n\n\n\n
Using a Revocable Trust<\/strong><\/h3>\n\n\n\n
Another alternative is for your mother to see an estates and trusts lawyer, and have a living trust<\/a> set up for her home. Trust property avoids probate. During life, your mother\u2019s in control. She has the option to revoke the trust if desired. If she keeps the home in the trust, she\u2019s ensuring that the named beneficiary (in this case, you) will receive the property.<\/p>\n\n\n\n
The beneficiary of trust property receives the stepped-up cost basis, so you will be free of the tax on your mother\u2019s capital gains over the years.<\/p>\n\n\n\n
Creating a trust is more complex than writing a will \u2014 but it means the plan is in place for the home. No need for probate later.<\/p>\n\n\n\n
Using a Transfer on Death (TOD) Deed <\/strong><\/h3>\n\n\n\n
Is your mother\u2019s home in a state that allows transfer on death deeds to avoid probate<\/a> for real estate? If so, then the TOD deed could be the easiest solution. She can sign and record the document with the county, as a declaration that she is passing her ownership along to you \u2014 effective upon her death. Your mother has the future prerogative of revoking a TOD deed through a new document that is recorded with the county recorder. Selling the home is another way to revoke the TOD deed.<\/p>\n\n\n\n
Does the TOD deed skip probate? Yes, it does. Like a will, though, it can be contested in probate court. So, it\u2019s good if you both know that key relatives and other close associates are on board with the choices your mother is making.<\/p>\n\n\n\n
The TOD deed has to be recorded to be valid. After death, the recorded TOD deed does its work automatically. You receive ownership without the need for a probate court \u2014 as long as the home isn\u2019t needed to pay off any debts your mother\u2019s estate might have.<\/p>\n\n\n\n
Note:<\/em><\/strong> Check state law; there will be a certain time during which creditors of a deceased person can still make claims.<\/p>\n\n\n\n
And Just a Few More Things to Keep in Mind\u2026<\/h2>\n\n\n\n
If you do agree to come onto the title, do check with the relevant insurers and the mortgage company, if any. Make sure that your mother\u2019s policies and accounts will not be adversely impacted by the deed change. Also check for any potential impact on your mother\u2019s government benefits and entitlements.<\/p>\n\n\n\n
Your mother might wonder: \u201cDo I need a lawyer to create a deed<\/a>?\u201d No; a homeowner may draw up documents to transfer her property herself. We do recommended consulting a lawyer in the state where the property is located, as experienced lawyers ensure real estate documents are properly drafted and processed. An attorney\u2019s knowledge can help lower the risks posed by future claims and challenges.<\/p>\n\n\n\n
Supporting References<\/strong><\/p>\n\n\n\n
U.S. Internal Revenue Service via IRS.gov<\/em>: Frequently Asked Questions on Gift Taxes<\/a> (page last reviewed or updated on May 31, 2023).<\/p>\n\n\n\n
Aaron R. Shahan, Atlas Law, PLC (Michigan): Is Putting Your Children on Your Deed or Bank Account a Good Idea<\/a>?<\/p>\n\n\n\n
Deeds.com:<\/em> The Transfer on Death Deed: Is It Always Simpler Than Probate<\/a>? (Apr. 24, 2023).<\/p>\n\n\n\n
Deeds.com:<\/em> Should Your Child\u2019s Name Be on Your House Deed<\/a>? (Oct. 13, 2021).<\/p>\n\n\n\n
Deeds.com:<\/em> Adding Someone to Your Real Estate Deed? Know the Risks<\/a> (Feb. 19, 2019).<\/p>\n\n\n\n
Deeds.com:<\/em> Adding a Person to a Deed Using a Quitclaim Deed<\/a> (Oct. 26, 2012).<\/p>\n\n\n\n
And as linked.<\/p>\n\n\n\n
Photo credits (both): Elina Fairytale, via Pexels.<\/p>\n","protected":false},"excerpt":{"rendered":"
Invited to put your name on the deed to a home? It might seem totally natural to just say \u201cthank you.\u201d But stop and think a moment. If you accept a new deed, perhaps a quitclaim, with your name added on, you\u2019ll put her, and yourself, at a financial disadvantage.<\/p>\n","protected":false},"author":2,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[71],"tags":[],"class_list":["post-3025","post","type-post","status-publish","format-standard","hentry","category-general"],"yoast_head":"\nYour Mother Wants to Add You to the House Deed. Good Idea? - Deeds.com<\/title>\n<meta name=\"description\" content=\"Stop and think a moment. 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Good Idea?"}]},{"@type":"WebSite","@id":"https:\/\/www.deeds.com\/articles\/#website","url":"https:\/\/www.deeds.com\/articles\/","name":"Deeds.com","description":"Real Estate Deeds Made Easy Since 1997","publisher":{"@id":"https:\/\/www.deeds.com\/articles\/#organization"},"potentialAction":[{"@type":"SearchAction","target":{"@type":"EntryPoint","urlTemplate":"https:\/\/www.deeds.com\/articles\/?s={search_term_string}"},"query-input":{"@type":"PropertyValueSpecification","valueRequired":true,"valueName":"search_term_string"}}],"inLanguage":"en-US"},{"@type":"Organization","@id":"https:\/\/www.deeds.com\/articles\/#organization","name":"Deeds.com","url":"https:\/\/www.deeds.com\/articles\/","logo":{"@type":"ImageObject","inLanguage":"en-US","@id":"https:\/\/www.deeds.com\/articles\/#\/schema\/logo\/image\/","url":"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2018\/10\/deeds-logo-bw.png","contentUrl":"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2018\/10\/deeds-logo-bw.png","width":417,"height":208,"caption":"Deeds.com"},"image":{"@id":"https:\/\/www.deeds.com\/articles\/#\/schema\/logo\/image\/"},"sameAs":["https:\/\/www.facebook.com\/deedsrealestate\/","https:\/\/x.com\/RealEstateDeeds","https:\/\/www.youtube.com\/channel\/UCWGNKXWKH9nluFfeIvG0OTQ"]},{"@type":"Person","@id":"https:\/\/www.deeds.com\/articles\/#\/schema\/person\/8e0eeca72de74094ddaa30fc54159b6b","name":"Deeds.com","image":{"@type":"ImageObject","inLanguage":"en-US","@id":"https:\/\/secure.gravatar.com\/avatar\/ceb3eac3a742cc3487be04bdf8e23cf5e2804c1a8c7f64f206a3b18e850562b5?s=96&d=mm&r=g","url":"https:\/\/secure.gravatar.com\/avatar\/ceb3eac3a742cc3487be04bdf8e23cf5e2804c1a8c7f64f206a3b18e850562b5?s=96&d=mm&r=g","contentUrl":"https:\/\/secure.gravatar.com\/avatar\/ceb3eac3a742cc3487be04bdf8e23cf5e2804c1a8c7f64f206a3b18e850562b5?s=96&d=mm&r=g","caption":"Deeds.com"}}]}},"jetpack_featured_media_url":"","jetpack_sharing_enabled":true,"_links":{"self":[{"href":"https:\/\/www.deeds.com\/articles\/wp-json\/wp\/v2\/posts\/3025","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.deeds.com\/articles\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.deeds.com\/articles\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.deeds.com\/articles\/wp-json\/wp\/v2\/users\/2"}],"replies":[{"embeddable":true,"href":"https:\/\/www.deeds.com\/articles\/wp-json\/wp\/v2\/comments?post=3025"}],"version-history":[{"count":0,"href":"https:\/\/www.deeds.com\/articles\/wp-json\/wp\/v2\/posts\/3025\/revisions"}],"wp:attachment":[{"href":"https:\/\/www.deeds.com\/articles\/wp-json\/wp\/v2\/media?parent=3025"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.deeds.com\/articles\/wp-json\/wp\/v2\/categories?post=3025"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.deeds.com\/articles\/wp-json\/wp\/v2\/tags?post=3025"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}