California Summary Probate Lawyer 2026: Small Estate Affidavit & Real Property Petition Under Probate Code § 13100 & § 13151

San Diego summary probate lawyer explains small estate affidavit ($208,850) and real property petition ($750,000) under AB 2016. Avoid full probate. Free consultation.

“Key Takeaways”

• Two true summary probate paths exist in California. For personal property under $208,850, use a Small Estate Affidavit (Probate Code § 13100) with Judicial Council form DE‑300. For estates with total California assets under $750,000, use a Petition to Determine Succession to Real Property (§ 13151) with form DE‑310. Both bypass formal probate.
• The Small Estate Affidavit requires no court filing. You prepare an affidavit (using DE‑300 as a template), notarize it, and present it to banks and other holders. We guide you through the process.
• The Real Property Petition uses Judicial Council form DE‑310. You file with the San Diego Superior Court Probate Division at the Central Courthouse (1100 Union St). The gross value of all California assets (real and personal) must be $750,000 or less .
• Independent Administration (IAEA) is not summary probate. For larger estates that require formal probate, you can elect Independent Administration of Estates Act (IAEA) powers under Probate Code §§ 10400‑10500. This allows the personal representative to act without prior court approval for many routine matters, but it is still a full probate case.
• San Diego probate filings are now at the Central Courthouse (1100 Union St). All summary probate petitions must be e‑filed under Probate Local Rule 4.3.2 using a Probate Case Cover Sheet (Form PR‑160) .

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California Summary Probate Lawyer: The 2026 Guide to Simplified Estate Administration

Introduction: The $700,000 Estate That Could Have Avoided Full Probate

When the Henderson family lost their father, they assumed his estate—a $650,000 home in Mission Valley and $50,000 in bank accounts—would require full probate. They dreaded the 9‑month wait and $38,000 in statutory fees.

But they were wrong. Because the total California assets were $700,000 (under the $750,000 limit), their estate qualified for the Petition to Determine Succession to Real Property—a court‑supervised procedure that transfers title without opening a full probate case.

At Leeran S. Barzilai, A Prof. Law Corp. , we help San Diego families navigate the two true summary probate paths: the simple affidavit for small personal property, and the court‑supervised real property petition. For larger estates that still require formal probate, we also explain how Independent Administration (IAEA) can streamline the process.

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Part One: What Is Summary Probate in California?

“Summary probate” refers to procedures that bypass the formal opening of a probate estate. California offers two true summary probate paths:

Procedure	Governing Law	When to Use	Court Involvement
Small Estate Affidavit	Probate Code § 13100	Personal property only, total value ≤ $208,850	None (no filing)
Petition to Determine Succession to Real Property	Probate Code § 13151	Total California assets (real + personal) ≤ $750,000	Court petition required; no full probate

A third tool, Independent Administration of Estates Act (IAEA), is a formal probate process that grants the personal representative powers to act without constant court supervision. It does not bypass probate but significantly reduces court involvement.

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Part Two: Path One – Small Estate Affidavit (Personal Property)

When to Use

Use this procedure if:

• The decedent died on or after April 1, 2025 (for earlier deaths, the limit was $184,500).
• The total value of personal property (cash, bank accounts, stocks, vehicles, personal effects) is $208,850 or less .
• At least 40 days have passed since death.
• No probate proceeding is pending.

What It Does: Allows the successor (heir or beneficiary) to collect the property without court involvement. You present the affidavit to the financial institution, DMV, or other holder.

How to Execute

1. Prepare an affidavit. The Judicial Council provides Form DE‑300 (Affidavit for Collection, Receipt, or Transfer of Personal Property) as a standard template. We complete this form for our clients.
2. Sign the affidavit before a notary public.
3. Present the original (or certified copy) to the institution. Keep copies for your records.

Strategic Note: Banks often require their own forms. We provide a complete packet with cover letter and any required institution‑specific documents.

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Part Three: Path Two – Petition to Determine Succession to Real Property (DE‑310)

When to Use

Use this procedure if:

• The gross value of all the decedent’s property in California (real and personal) is $750,000 or less .
• At least 40 days have passed since death.
• No probate is pending.

What It Does: Transfers real estate (and can also be used to clear title for other assets) through a court order, without opening a full probate case.

Step‑by‑Step

1. Determine eligibility. Calculate the total value of all California property, including real estate, bank accounts, vehicles, and personal property. The total must be $750,000 or less.
2. Prepare the petition. Use Judicial Council form DE‑310 (Petition to Determine Succession to Real Property). Fill in the legal description of the real property, the value of all assets, and the names and addresses of heirs.
3. File the petition at the San Diego Superior Court Central Courthouse (1100 Union St) . E‑file under Probate Local Rule 4.3.2. Attach:
   • Probate Case Cover Sheet (Form PR‑160)
   • A Civil Case Cover Sheet (CM‑010) (sometimes required)
   • Proof of service of notice to heirs (or a proposed order waiving notice)
4. Serve notice to all heirs (by mail or personal service). We use certified mail to obtain proof.
5. If minor heirs exist, the court typically requires appointment of a guardian ad litem (GAL). Virtual representation under AB 565 (trusts) does not apply to this probate proceeding.
6. Attend hearing (or obtain default order if all consent). The court will issue an Order Determining Succession to Real Property.
7. Record the order with the San Diego County Recorder’s Office (1600 Pacific Highway or North County satellite). The order serves as the legal document to transfer title.

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Part Four: When Full Probate Is Required – Independent Administration (IAEA)

What Is IAEA?

The Independent Administration of Estates Act (IAEA) (Probate Code §§ 10400‑10500) is a set of powers that a personal representative can obtain within a formal probate case. It is not a summary probate procedure; it is a way to streamline the formal probate process.

Key Features:

• The personal representative can sell real estate, pay debts, and make distributions without prior court approval.
• The court still supervises the case, but the number of court appearances and required orders is drastically reduced.
• The case still takes 9‑12 months and requires a final accounting and petition for final distribution.

How to Elect IAEA

1. File a Petition for Probate (form DE‑111) with the Central Courthouse. In the petition, check the box requesting “Independent Administration of Estates Act” powers.
2. Give notice to heirs and beneficiaries. If no one objects within the specified period, the court will grant IAEA powers in the Letters Testamentary or Letters of Administration.
3. Act independently. Once IAEA powers are granted, the personal representative can:
   • Sell real estate without court confirmation (subject to appraisal and notice requirements)
   • Pay debts without court order
   • Make distributions without prior approval
4. File a final accounting and petition for final distribution at the end.

Strategic Note: IAEA is ideal for estates that exceed the summary probate limits but where the family wants to minimize court involvement. We help clients decide whether IAEA is appropriate.

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Part Five: San Diego Superior Court – Local Rules for Summary Probate

Central Courthouse, 1100 Union St

All probate matters, including summary probate petitions and IAEA filings, are now at the San Diego Superior Court Central Courthouse, 1100 Union Street, San Diego, CA 92101. The Hall of Justice (330 W Broadway) no longer handles probate matters.

Mandatory E‑Filing – Probate Local Rule 4.3.2

All probate filings must be e‑filed under San Diego Probate Local Rule 4.3.2. We handle the e‑filing, ensuring:

• Documents are in PDF format
• Exhibits are bookmarked
• Filing fees are paid electronically

Required Forms

Form	Purpose
DE‑300	Affidavit for Collection, Receipt, or Transfer of Personal Property (Small Estate Affidavit)
DE‑310	Petition to Determine Succession to Real Property
DE‑111	Petition for Probate (for IAEA or full probate)
PR‑160	Probate Case Cover Sheet
CM‑010	Civil Case Cover Sheet (sometimes required)
SDSC PR‑001	Proof of Service (San Diego local form)

Recording the Order

For real property transfers, after obtaining the court order, record it with the San Diego County Recorder’s Office. We prepare the recorded order and file a copy with the court.

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Part Six: Recent Legal Updates (2025‑2026)

AB 2016 – Increased Limits for Real Property Petition

Effective April 1, 2025, AB 2016 raised the threshold for the Petition to Determine Succession to Real Property from $166,250 to $750,000. This change applies to deaths occurring on or after that date. The Judicial Council updated Form DE‑310 to reflect the new limit.

Adjusted Personal Property Limit – $208,850

The personal property limit under § 13100 is periodically adjusted for inflation. For deaths on or after April 1, 2025, the limit is $208,850. The previous $184,500 limit applies to deaths between April 1, 2022, and March 31, 2025.

AB 565 – Virtual Representation (Trusts Only)

AB 565 (effective January 1, 2026) amends Probate Code § 15804, allowing virtual representation in trust proceedings. It does not apply to probate proceedings under § 13151 or § 13100. Minor heirs still require a guardian ad litem.

FinCEN RRE Rule – Death Transfers Exempt

The 2026 FinCEN Residential Real Estate (RRE) Rule requires reporting of certain non‑financed transfers of residential real estate. Death transfers are explicitly exempt. No FinCEN report is required for summary probate real property transfers.

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Part Seven: Client Document Collection Checklist

If you are considering a summary probate procedure, gather:

• Death certificate (certified copies – at least 5)
• List of all assets with account numbers and approximate values
• Real property deed (to confirm ownership and legal description)
• Bank and investment statements
• Vehicle titles (if applicable)
• Will (if one exists)
• Names and contact information of all heirs
• Tax returns (last 3‑5 years, if needed)

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Frequently Asked Questions

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Contact Our San Diego Summary Probate Lawyer

If you are trying to settle a loved one’s estate without full probate, contact Leeran S. Barzilai, A Prof. Law Corp. today. We help San Diego families navigate the Small Estate Affidavit, Real Property Petition, and Independent Administration to close estates efficiently.

Leeran S. Barzilai, A Prof. Law Corp.
4501 Mission Bay Dr. #3c
San Diego, CA 92109
(619) 436-7544

Call today for a free consultation. Let us help you find the right summary probate path for your family.

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Sources:

• California Probate Code § 13100 (Small Estate Affidavit)
• California Probate Code § 13151 (Petition to Determine Succession to Real Property)
• California Probate Code §§ 10400‑10500 (Independent Administration of Estates Act)
• Assembly Bill 2016 (2025) – Increase to $750,000
• San Diego Superior Court Probate Division Local Rules
• FinCEN RRE Rule – Death Transfer Exemption

• California Small Estate Probate Lawyer 2026: $184,500 Personal Property & $750,000 Real Property Limits
• Summary of Attorney-Client Agreement
• California Trust Modification Lawyer 2026: Change Trust Terms Under Probate Code § 15400
• California Probate Administration Lawyer 2026: Statutory Fees, Deadlines & San Diego Court Procedures
• California Trust Administration Lawyer: Guiding Trustees Through Their Duties

English Subpages

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1. Small Estate Affidavit (DE‑300): $208,850 Personal Property Limit

For deaths on or after April 1, 2025, use Judicial Council form DE‑300 (Affidavit for Collection, Receipt, or Transfer of Personal Property) to collect cash, bank accounts, vehicles, and other personal property valued at $208,850 or less. We prepare the affidavit, handle notarization, and present it to San Diego financial institutions and the DMV.

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2. Petition to Determine Succession to Real Property (DE‑310): $750,000 Total Asset Limit

When the total gross value of all California assets (real and personal) is $750,000 or less, you can transfer real estate using form DE‑310. This court‑supervised procedure requires a petition, notice to heirs, a hearing, and a court order. We file at the San Diego Central Courthouse (1100 Union St) under Probate Local Rule 4.3.2.

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3. Calculating Eligibility for Summary Probate: Real Property vs. Personal Property

Many families mistakenly believe summary probate is available for larger estates. This subpage explains how to calculate the total value of all California assets—including real estate, bank accounts, investments, and vehicles—to determine whether you qualify for the Small Estate Affidavit ($208,850) or the Real Property Petition ($750,000). We provide a worksheet and examples.

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4. San Diego Central Courthouse: E‑Filing Summary Probate Petitions Under Local Rule 4.3.2

All summary probate petitions must be e‑filed at the San Diego Superior Court Central Courthouse (1100 Union St) under Probate Local Rule 4.3.2. We handle the e‑filing, attach the required Probate Case Cover Sheet (Form PR‑160), and ensure compliance with local formatting rules.

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5. Independent Administration of Estates Act (IAEA): Streamlining Formal Probate

For estates that exceed summary probate limits, you can elect Independent Administration of Estates Act (IAEA) powers under Probate Code §§ 10400‑10500. This formal probate allows the personal representative to sell real estate, pay debts, and distribute assets without prior court approval. We guide you through the IAEA election and administration.

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6. Minor Heirs in Summary Probate: Guardian Ad Litem Requirements

When a minor inherits under a summary probate real property petition, the court typically requires appointment of a guardian ad litem (GAL). Virtual representation under AB 565 (trusts) does not apply. We prepare the GAL petition and ensure the minor’s interests are protected.

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7. Recording the Court Order with the San Diego County Recorder’s Office

After obtaining the Order Determining Succession to Real Property, you must record it with the San Diego County Recorder’s Office (1600 Pacific Highway or the North County satellite). We prepare the recorded order and file a copy with the court to close the case.

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8. AB 2016: The $750,000 Limit and Updated Judicial Council Forms

Assembly Bill 2016 (effective April 1, 2025) raised the real property petition limit to $750,000 and updated Judicial Council form DE‑310. This subpage explains the changes, the effective date, and how to use the updated forms in San Diego.

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9. Avoiding Full Probate with Summary Procedures: A Decision Tree

Not every estate qualifies for summary probate. This subpage provides a step‑by‑step decision tree to help San Diego families determine whether to use the Small Estate Affidavit, the Real Property Petition, or proceed with formal probate (with or without IAEA).

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10. FinCEN RRE Rule (2026): Why Death Transfers Are Exempt from Reporting

The 2026 FinCEN Residential Real Estate (RRE) Rule requires reporting for certain non‑financed residential real estate transfers. Death transfers are explicitly exempt. No FinCEN report is required for a summary probate real property transfer in San Diego.

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Chinese Subpages (中文)

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1. 小额遗产宣誓书（DE‑300）：个人财产限额208,850美元

对于2025年4月1日或之后去世的情况，使用司法委员会表格DE‑300（个人财产收集、领取或转移宣誓书）领取价值不超过208,850美元的个人财产（现金、银行存款、车辆等）。我们准备宣誓书、办理公证，并提交给圣地亚哥金融机构及车管局。

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2. 不动产继承确定申请（DE‑310）：总资产限额750,000美元

当所有加州资产（不动产及个人财产）的总价值不超过750,000美元时，可使用表格DE‑310转移不动产。此程序需经法院监督：提交申请、通知继承人、举行听证并取得法院令。我们依据遗嘱认证本地规则4.3.2在圣地亚哥中央法院（1100 Union St）提交文件。

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3. 计算摘要遗嘱认证资格：不动产与个人财产

许多家庭误以为较大遗产也可适用摘要遗嘱认证。本页说明如何计算所有加州资产的总价值（包括不动产、银行存款、投资及车辆），以确定是否符合小额遗产宣誓书（208,850美元）或不动产申请（750,000美元）的资格。我们提供计算表与范例。

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4. 圣地亚哥中央法院：依据本地规则4.3.2电子归档摘要遗嘱认证申请

所有摘要遗嘱认证申请必须依据遗嘱认证本地规则4.3.2在圣地亚哥高等法院中央法院（1100 Union St）进行电子归档。我们负责电子归档，附上所需的遗嘱认证案件封面表（PR‑160），并确保符合本地格式要求。

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5. 独立遗产管理法（IAEA）：简化正式遗嘱认证

对于超出摘要遗嘱认证限额的遗产，您可以选择依据《遗嘱认证法典》第10400‑10500条授予独立遗产管理法（IAEA）权限。此正式遗嘱认证程序允许遗产管理人无需事先法院批准即可出售不动产、支付债务及分配资产。我们指导您完成IAEA的选举与管理。

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6. 摘要遗嘱认证中的未成年继承人：诉讼监护人要求

当未成年人通过不动产摘要申请继承财产时，法院通常要求指定诉讼监护人（GAL）。AB 565法案中的虚拟代表规定不适用于此遗嘱认证程序。我们准备诉讼监护人申请，并确保未成年人权益得到保护。

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7. 在圣地亚哥县登记处记录法院令

获得不动产继承确定令后，您必须在圣地亚哥县登记处（1600 Pacific Highway 或北县分局）进行记录。我们准备记录后的法院令，并向法院提交副本以结案。

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8. AB 2016法案：750,000美元限额及更新后的司法委员会表格

AB 2016法案（2025年4月1日生效）将不动产申请限额提高至750,000美元，并更新了司法委员会表格DE‑310。本页说明变更内容、生效日期，以及如何在圣地亚哥使用更新后的表格。

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9. 使用摘要程序避免正式遗嘱认证：决策树

并非所有遗产都符合摘要遗嘱认证资格。本页提供逐步决策树，帮助圣地亚哥家庭判断应使用小额遗产宣誓书、不动产申请，还是进入正式遗嘱认证（可选择是否适用IAEA）。

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10. FinCEN RRE规则（2026年）：为何死亡转移免于申报

2026年FinCEN住宅房地产规则要求对特定无贷款住宅不动产转让进行申报。死亡转移明确免于申报。在圣地亚哥，通过摘要遗嘱认证转移不动产无需提交FinCEN报告。

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Hebrew Subpages (עברית)

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1. הצהרת עיזבון קטן (DE‑300): תקרת רכוש אישי 208,850 דולר

עבור פטירות שהתרחשו ב‑1 באפריל 2025 ואילך, השתמשו בטופס DE‑300 (הצהרה לאיסוף, קבלה או העברת רכוש אישי) לקבלת מזומן, חשבונות בנק, כלי רכב ורכוש אישי אחר בשווי של 208,850 דולר או פחות. אנו מכינים את ההצהרה, דואגים לאימות נוטריוני ומגישים למוסדות פיננסיים ולמשרד הרישוי בסן דייגו.

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2. בקשה לקביעת ירושה במקרקעין (DE‑310): תקרת שווי כולל 750,000 דולר

אם השווי הגולמי הכולל של כל נכסי הנפטר בקליפורניה (מקרקעין ורכוש אישי) הוא 750,000 דולר או פחות, ניתן להעביר מקרקעין באמצעות טופס DE‑310. הליך זה מפוקח על ידי בית המשפט: הגשת בקשה, מסירת הודעה ליורשים, דיון וקבלת צו. אנו מגישים את הבקשה בבית המשפט המרכזי בסן דייגו (1100 Union St) לפי תקנה מקומית 4.3.2.

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3. חישוב זכאות לירושה מקוצרת: מקרקעין מול רכוש אישי

משפחות רבות טועות לחשוב כי ירושה מקוצרת זמינה גם לעיזבונות גדולים. דף זה מסביר כיצד לחשב את השווי הגולמי הכולל של כל נכסי הנפטר בקליפורניה – כולל מקרקעין, חשבונות בנק, השקעות וכלי רכב – כדי לקבוע האם העיזבון עומד בתקרות של הצהרת עיזבון קטן (208,850 דולר) או בקשה למקרקעין (750,000 דולר). אנו מספקים טבלת חישוב ודוגמאות.

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4. בית המשפט המרכזי בסן דייגו: הגשה אלקטרונית לפי תקנה מקומית 4.3.2

כל הבקשות לירושה מקוצרת מוגשות באופן אלקטרוני בבית המשפט המחוזי של סן דייגו – Central Courthouse (1100 Union St) – לפי תקנה מקומית 4.3.2. אנו דואגים להגשה, מצרפים את טופס כיסוי הירושה (PR‑160) ומקפידים על דרישות העיצוב המקומיות.

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5. חוק ניהול עיזבון עצמאי (IAEA): ייעול צו ירושה מלא

עבור עיזבונות החורגים מתקרות הירושה המקוצרת, ניתן לבחור בסמכויות חוק ניהול עיזבון עצמאי (IAEA) לפי חוק הירושות §§ 10400‑10500. הליך זה הוא צו ירושה מלא אך מאפשר למנהל העיזבון לפעול ללא אישור מוקדם של בית המשפט למכירת מקרקעין, תשלום חובות וחלוקת נכסים. אנו מנחים את ההליך.

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6. יורשים קטינים בירושה מקוצרת: מינוי אפוטרופוס לדין

כאשר קטין יורש באמצעות בקשה למקרקעין במסגרת ירושה מקוצרת, בית המשפט דורש בדרך כלל מינוי אפוטרופוס לדין (GAL). ייצוג וירטואלי לפי AB 565 אינו חל על הליך זה. אנו מכינים את הבקשה למינוי האפוטרופוס לדין ומבטיחים שהאינטרסים של הקטין מוגנים.

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7. רישום צו בית המשפט במשרד הרשם של מחוז סן דייגו

לאחר קבלת צו קביעת ירושה במקרקעין, יש לרשום אותו במשרד הרשם של מחוז סן דייגו (1600 Pacific Highway או הסניף הצפוני). אנו מכינים את הצו הרשום ומגישים עותק לבית המשפט לסגירת התיק.

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8. חוק AB 2016: תקרת 750,000 הדולר ועדכון טפסי הרשות השיפוטית

חוק AB 2016 (תוקף 1 באפריל 2025) העלה את תקרת הבקשה למקרקעין ל‑750,000 דולר ועדכן את טופס DE‑310 של הרשות השיפוטית. דף זה מסביר את השינויים, מועד התחולה וכיצד להשתמש בטפסים המעודכנים בסן דייגו.

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9. הימנעות מצו ירושה מלא באמצעות הליכים מקוצרים: עץ החלטות

לא כל עיזבון זכאי לירושה מקוצרת. דף זה מספק עץ החלטות שלב‑אחר‑שלב כדי לסייע למשפחות בסן דייגו להחליט האם להשתמש בהצהרת עיזבון קטן, בבקשה למקרקעין, או להמשיך בצו ירושה מלא (עם או בלי IAEA).

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10. כלל FinCEN RRE (2026): מדוע העברות עקב פטירה פטורות מדיווח

כלל FinCEN RRE (2026) מחייב דיווח על העברות נדל”ן למגורים מסוימות ללא מימון. העברות עקב פטירה פטורות במפורש. העברת מקרקעין במסגרת ירושה מקוצרת בסן דייגו אינה מחייבת דיווח FinCEN.