California Revocable Transfer on Death Deed (RTODD)?
It is a simple legal form that lets you name who will inherit your home when you die — without probate.
You stay the full owner during your lifetime.
Your beneficiary becomes the owner automatically at your death.
It is designed for regular homeowners who want an easy, low-cost way to pass real estate to someone.
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What Property Qualifies
The RTODD can be used for:
• A house or condo
• A single-family home
• A mobile home permanently affixed to land
• A 1–4 unit residential property
The property must be in California.
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Who You Can Name
Your beneficiary can be:
• A family member
• A friend
• A trust
• Multiple people (in equal shares unless stated otherwise)
• Someone who lives abroad or is not a U.S. citizen
There is no restriction on who you choose.
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How It Works
1. You fill out the official California RTODD form
It asks for:
• Your name
• Property description (APN, legal description)
• Beneficiary names
• How they will take ownership (joint tenancy, tenants in common, etc.)
2. You sign it in front of a notary
3. You record it at the County Recorder’s Office within 60 days
This step is essential — if it’s not recorded, it is invalid.
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What Happens After You Die
The beneficiary:
1. Files a few documents with the county (simple process)
2. Automatically becomes the owner
3. Does not need to go to probate court
4. Can keep or sell the property
No court hearings, no long delays, no expensive lawyers.
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Why People Use the RTODD
Benefits
• Avoids probate (this is the #1 reason)
• Free or very cheap (only recording fees)
• You keep full control of your home while alive
• You can change or cancel it anytime
• Does not affect your taxes or benefits
• Does not expose your house to the beneficiary’s debts or credit problems
• Does not give them ownership while you’re alive
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Limitations You Should Know
1. It does NOT avoid Medi-Cal estate recovery
If you received Medi-Cal long-term care benefits, the state could still make a claim.
2. It does NOT fully protect against disputes
Someone could challenge it if:
• They believe you were pressured
• There were multiple conflicting documents
3. If the beneficiary dies before you
The deed fails — property goes to probate unless you name an alternate or have a will/trust.
4. Mortgage still stays with the property
The beneficiary inherits your mortgage if there is one.
5. For multiple beneficiaries
If they cannot agree on what to do with the house, it may be complicated.
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Can You Revoke or Change It?
Yes — very easily.
You can:
• Record a Revocation Form, or
• Record a new RTODD with different beneficiaries
Only the most recent valid deed counts.
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What You Need to Fill It Out
To complete the form correctly, you need:
• Your full legal name
• Property address and APN
• Legal description (from your deed or title report)
• Beneficiary’s full legal name.
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How to File an RTODD in Sacramento County
1. Get the Official California RTODD Form
Use the state-approved form:
“Revocable Transfer on Death (TOD) Deed”
Plus the required “Common Questions & Answers” attachment.
You can download it from:
• California Courts (Form DE-310)
• Sacramento County Public Law Library
• Sacramento County Recorder (they allow you to print it)
I can also walk you through filling it out line-by-line.
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2. Fill Out the Form
You’ll need:
• Your full legal name
• Your property’s address
• APN (Assessor’s Parcel Number)
• Legal description of the property (from your current deed)
Where to find your APN:
Sacramento County Assessor has an online lookup.
(If you give me your address, I can look up the APN for you.)
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3. Sign in Front of a Notary
You must sign the RTODD at a notary public.
You do NOT need your beneficiary to sign.
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4. Record the Deed in Sacramento County Within 60 Days
This is the part people forget — if it’s not recorded in time, it is invalid.
Where to record:
Sacramento County Clerk/Recorder
600 8th Street
Sacramento, CA 95814
They also have satellite offices, but the main location is best.
Recording Fee:
Usually $20–$40 depending on the number of pages.
You must bring:
• Original signed/notarized RTODD
• The “Questions & Answers” sheet
• Your ID
• Recording fee (card or cash)
You don’t need an appointment.
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After You Record It
You keep full ownership of your home during life.
Your beneficiary gets ownership automatically at your death — no probate.
They will only need to file:
• Your death certificate
• A simple affidavit
• Possibly a PCOR form for taxes
Very easy compared to probate.
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What Property Qualifies
Who You Can Name
How It Works
What Happens After You Die
Why People Use the RTODD
Limitations You Should Know
Can You Revoke or Change It?
What You Need to Fill It Out
1. Get the Official California RTODD Form
2. Fill Out the Form
4. Record the Deed in Sacramento County Within 60 Days
600 8th Street