{"id":813,"date":"2020-01-27T14:26:13","date_gmt":"2020-01-27T19:26:13","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=813"},"modified":"2024-04-25T23:20:32","modified_gmt":"2024-04-26T03:20:32","slug":"marriage-and-real-estate-a-brief-tour","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/marriage-and-real-estate-a-brief-tour\/","title":{"rendered":"Marriage and Real Estate: A Brief Tour"},"content":{"rendered":"\n<div class=\"wp-block-image\"><figure class=\"alignright is-resized\"><img loading=\"lazy\" decoding=\"async\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2020\/01\/marriage-and-real-estate-1024x537.jpg\" alt=\"Image of a couple under an umbrella walking down a path towards a house appearing to be in a wedding, getting married. Captioned: Marriage and Real Estate\" class=\"wp-image-814\" width=\"512\" height=\"269\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2020\/01\/marriage-and-real-estate-1024x537.jpg 1024w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2020\/01\/marriage-and-real-estate-300x157.jpg 300w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2020\/01\/marriage-and-real-estate-768x402.jpg 768w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2020\/01\/marriage-and-real-estate.jpg 1080w\" sizes=\"auto, (max-width: 512px) 100vw, 512px\" \/><\/figure><\/div>\n\n\n\n<p>When two\nmarried people own real estate together, how do their rights work? Here, we\nwalk though the most basic questions about couples and their homes.<\/p>\n\n\n\n<!--more-->\n\n\n\n<h2 class=\"wp-block-heading\">How Do Married Couples Share Home Ownership? <\/h2>\n\n\n\n<p>Spouses own\na&nbsp;home in one of three ways:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>As a tenancy by the entirety, <\/li><li>A joint tenancy with survivorship rights, or<\/li><li>A tenancy in common.<\/li><\/ul>\n\n\n\n<p>The first\ntwo of those include <em>rights\nof survivorship.<\/em>&nbsp;This means that after one spouse passes away,\nthe living spouse records an&nbsp;<em>affidavit\nof survivorship<\/em>&nbsp;along with the late spouse&#8217;s death\ncertificate, and then becomes the sole owner on the title. Here are the unique\ntraits of each type of vesting:&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Tenancy by the entirety<\/h2>\n\n\n\n<p>The<em> tenancy by the entirety<\/em>\nis available<em> only<\/em>\nto married people. The two spouses receive the entire ownership&nbsp;interest\nand rights together, through a single deed. What&#8217;s special about\nthe&nbsp;tenancy by the entirety\u2014and why do many couples want to&nbsp;qualify\nfor it before purchasing a home? Married people get important&nbsp;protections\nthrough a tenancy by the entirety:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>Both spouses must agree, and sign the deed, to convey the real estate to someone else.  <\/li><li>Creditors are stopped from going after one spouse&#8217;s debts by placing a lien on the marital home. So, the spouse without the debt is protected from creditors.<\/li><\/ul>\n\n\n\n<p>Do a search\nfor your state&#8217;s real estate&nbsp;law to find out if a tenancy by the entirety\nis available to you.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Joint tenancy with the right of survivorship<\/h2>\n\n\n\n<p>If the deed&nbsp;names\nthe&nbsp;spouses as<em> joint\ntenants with the right of survivorship<\/em>, they&nbsp;own their\nproperty in equal shares. As with the tenancy in common, there\u2019s no need for a\nwill or probate, because after one spouse dies the&nbsp;surviving&nbsp;spouse\nautomatically takes ownership. But here, one spouse can sign the deed away,\nconvey their share, and thereby change the joint tenancy into a <em>tenancy in common<\/em>.<\/p>\n\n\n\n<p>So let\u2019s\ntalk about the tenancy in common.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Tenancy in common<\/h2>\n\n\n\n<p>Not everyone\nwants to put property into probate deliberately. But maybe you do\u2014say, because\nyou have a grown child from a previous marriage, and intend to pass the home to\nthat child.<\/p>\n\n\n\n<p>What works?\nThe tenancy in common. If your title is&nbsp;<a href=\"https:\/\/www.deeds.com\/articles\/hows-your-property-vested-it-matters-as-much-as-your-will-or-trust\/\">vested<\/a>&nbsp;this way, then\nyou can leave your half-interest to your child. But be sure your&nbsp;spouse\nand your adult child, who might&nbsp;one day share ownership, can agree on what\nthey\u2019d like to do with their interests when that day comes.<\/p>\n\n\n\n<p>Note that\ntenants<em>&nbsp;<\/em>in\ncommon&nbsp;need not hold equal shares. You may designate each co-owner\u2019s\npercentage on the title.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Now, We\u2019re Getting Divorced. What Are My Property Rights?<\/h2>\n\n\n\n<p>At divorce,\na tenancy by the entirety is severed if you had one. The two owners change into\ntenants in common. As for the disposition of the marital home, this will be\nworked out through the&nbsp;divorce process. If there are children,\na&nbsp;court will always work to make their best interests the guiding factor.<\/p>\n\n\n\n<p>It&#8217;s likely that the divorce court that follows the <em><a href=\"https:\/\/www.justia.com\/family\/divorce\/docs\/equitable-distribution-faq\/\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">equitable distribution<\/a><\/em> principle\u2014as most states do\u2014would give the home to&nbsp;the one who\u2019s still in it if the other spouse voluntarily moved out. The one who leaves might then receive monetary compensation for their interest in the real estate, depending on the many facts and circumstances the court must consider.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Divorce Is Done. I\u2019m Ordered to Convey My Interest in the Home to my Ex. What Deed Will I Use?<\/h2>\n\n\n\n<p>The <a href=\"https:\/\/www.deeds.com\/quitclaim-deed\/\">quitclaim deed<\/a> will release your\nproperty interest, citing the divorce decree and leaving the property to your\nex. (The deed, which you both sign, must show that you\u2019re quitclaiming the\nwhole&nbsp;property, and not just a half interest.)<\/p>\n\n\n\n<p>Note these\nimportant points:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>Divorcing partners must use their state-specific quitclaim and divorce lien forms. (With a divorce lien, you keep your claim to your equity in the home.)<\/li><li>In some states, a <em>deed without warranty<\/em>, not a quitclaim, is customary.<\/li><li>A quitclaim does not release you from the mortgage liability. Ask your family lawyer      if an <em>indemnity clause <\/em>in your divorce agreement shields either spouse from the debt obligations of the other.  <\/li><\/ul>\n\n\n\n<p>Divorce is\nnever pleasant, and it can be expensive. But it&#8217;s a mediated method to separate\nco-owned property&nbsp;and allow your lives to proceed.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">I\u2019m Getting Married Again. Can I Add My New Spouse to My Title?<\/h2>\n\n\n\n<div class=\"wp-block-image\"><figure class=\"alignright is-resized\"><img loading=\"lazy\" decoding=\"async\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2020\/01\/real-estate-and-marriage-1024x537.jpg\" alt=\"Image of a pair of wedding rings leaned against each other sitting on a rock. Captioned: Marriage and Real Estate\" class=\"wp-image-816\" width=\"512\" height=\"269\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2020\/01\/real-estate-and-marriage-1024x537.jpg 1024w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2020\/01\/real-estate-and-marriage-300x157.jpg 300w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2020\/01\/real-estate-and-marriage-768x402.jpg 768w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2020\/01\/real-estate-and-marriage.jpg 1080w\" sizes=\"auto, (max-width: 512px) 100vw, 512px\" \/><\/figure><\/div>\n\n\n\n<p>If you\nbought your home before a&nbsp;marriage, you have options\u2014again, depending on\nwhat your state laws allow. You can just leave the title as it is and direct it\nto pass through&nbsp;probate&nbsp;to the person named in your will when you\npass away. &nbsp;&nbsp;&nbsp;<\/p>\n\n\n\n<p>Your state\nmight, alternatively, allow single homeowners to convey homes into tenancies by\nthe entirety after marriage. If you should decide to transfer sole title and\ncreate rights of survivorship, take care to&nbsp;transfer a 100% interest to\nyou both\u2014not just 50%.<\/p>\n\n\n\n<p>Know that if\nyou <a href=\"https:\/\/www.deeds.com\/articles\/adding-someone-to-your-real-estate-deed-know-the-risks\/\">bring someone else\nonto your title<\/a>,\nthat can\u2019t be undone without your new co-owner\u2019s consent. Your new co-owner\ngets the same rights you have. The only way to change that is by a court order.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Should I Have a Prenup (or a Postnup)?<\/h2>\n\n\n\n<p>Some\ncouples, especially those who don&#8217;t want&nbsp;the arrangements made for them by\nstate law, have pre- or postnuptial agreements.<\/p>\n\n\n\n<p>The general\nrule is what the parties had before the marriage are separate property assets.\n(Have them appraised.) Gifts made directly to you, including inheritances, are\nalso your separate property. (Document them.) Unless you plan to&nbsp;leave\neverything to your spouse, keep your separate assets from turning into marital\nproperty.<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>Keep a bank account in your name only and don\u2019t co-mingle your assets (and income from your assets) in joint accounts.<\/li><li>Don\u2019t pay tax or other debts on your own property from a joint account.<\/li><li>Be sure to check your state&#8217;s marital property rights statute for specific rules.<\/li><\/ul>\n\n\n\n<p>It\u2019s prudent to protect your assets from risks inherent in relationships as allowed by state law. For a valid agreement, both partners should have their own lawyer\u2019s guidance. Unmarried homeowners too can prepare, by having&nbsp;a <em><a href=\"https:\/\/familylawyermagazine.com\/articles\/first-there-were-pre-nups-and-post-nups-now-there-are-no-nups\/\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">no-nuptial<\/a><\/em> say what happens to the couple&#8217;s assets in the event that the relationship sours.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">I Live in a Community Property State. So, I Can\u2019t Keep Separate Property?<\/h2>\n\n\n\n<p>If you live in a&nbsp;<a href=\"https:\/\/www.irs.gov\/irm\/part25\/irm_25-018-001\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">community property<\/a>&nbsp;state, your earnings (and what you spend them on) are equally owned, together. And you\u2019re both responsible for loans taken out during your marriage.<\/p>\n\n\n\n<p>To\nvest&nbsp;a&nbsp;home as community property, you must be married. You each hold\nan equal interest&nbsp;in your home, which you may transfer or leave&nbsp;in\nyour will. The spouses may make a <em>community\nproperty agreement&nbsp;<\/em>to avoid probate, if allowed by state law.\nOr the law might allow for <em>community\nproperty with survivorship rights<\/em>, making probate unnecessary.<\/p>\n\n\n\n<p>You\ncould&nbsp;still own separate property. For example:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>A home you inherited alone is yours alone.<\/li><li>Using a will, a pre- or postnup, or another valid, written agreement, the couple can make some or all community property into separate property. A family lawyer in your state can advise you.<\/li><\/ul>\n\n\n\n<p>Arizona, Texas, California, Idaho, New Mexico, Louisiana, Nevada, Washington,&nbsp;and&nbsp;Wisconsin all follow community property rules. In some states, spouses can designate at least some assets as community property through special trusts. In South Dakota, property placed in a <a href=\"https:\/\/sdlegislature.gov\/Statutes\/Codified_Laws\/DisplayStatute.aspx?Type=StatuteChapter&amp;Statute=55-17\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">special spousal trust<\/a> is deemed community property. <a rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\" href=\"http:\/\/www.touchngo.com\/lglcntr\/akstats\/Statutes\/Title34\/Chapter77\/Section100.htm\" target=\"_blank\">Alaska<\/a> has a similar provision. A&nbsp;<a rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\" href=\"https:\/\/lawprofessors.typepad.com\/trusts_estates_prof\/2019\/09\/estate-planning-in-tennessee-could-you-benefit-from-a-community-property-trust.html\" target=\"_blank\">Tennessee&nbsp;community&nbsp;property&nbsp;trust<\/a> is also available for real estate, and offers special tax advantages.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">I Read That Tenancies by the Entirety Are&nbsp;for a Husband and Wife.&nbsp;Are Same-Sex Partners Included?<\/h2>\n\n\n\n<p>Once the federal <a href=\"https:\/\/www.congress.gov\/bill\/116th-congress\/house-bill\/94\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">definitions<\/a> of marriage partners are changed to become&nbsp;gender-neutral, legal terminology will become more inclusive of&nbsp;same-sex couples. Already, practices are changing.&nbsp;<\/p>\n\n\n\n<p>Before the\nSupreme Court decided <em>Obergefell\nv. Hodges<\/em> in 2015<em>,<\/em>&nbsp;same-sex\ncouples could choose between the tenancy in common and the joint tenancy with a\nright of survivorship. They still can. But if they decide to marry, the option\nnow exists to hold property as tenants by the entirety as well.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Marriage Isn\u2019t Necessary for Home Co-Ownership<\/h2>\n\n\n\n<p>You are in the best position to assess the&nbsp;strength of your relationship. It&#8217;s up to you to decide whether to buy a home as married partners. However you choose to go forward,&nbsp;speak with a respected&nbsp;real estate professional and&nbsp;make sure the&nbsp;deed to the property is correctly written.&nbsp;<\/p>\n\n\n\n<p class=\"has-small-font-size\"> Supporting References:<\/p>\n\n\n\n<p class=\"has-small-font-size\"> site: https:\/\/www.thebalance.com\/tenants-by-entirety-versus-joint-tenants-3974805<br><\/p>\n\n\n\n<p class=\"has-small-font-size\"> site: https:\/\/queerforty.com\/what-should-lgbtq-couples-be-aware-of-when-buying-a-home-together<\/p>\n\n\n\n<p class=\"has-small-font-size\">Photos:<\/p>\n\n\n\n<p class=\"has-small-font-size\">Unsplash https:\/\/unsplash.com\/photos\/Qu-dnz_Kqgw<\/p>\n\n\n\n<p class=\"has-small-font-size\">Denny M\u00fcller https:\/\/unsplash.com\/photos\/PTInh1bi4ik<\/p>\n","protected":false},"excerpt":{"rendered":"<p>When two married people own real estate together, how do their rights work? Here, we walk though the most basic questions about couples and their homes.<\/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":[64,109,66],"tags":[],"class_list":["post-813","post","type-post","status-publish","format-standard","hentry","category-divorce","category-marriage","category-vesting"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.4 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Marriage and Real Estate: A Brief Tour - Deeds.com<\/title>\n<meta name=\"description\" content=\"When two married people own real estate together, how do their rights work? 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