💥 COMMUNITY PROPERTY WITH RIGHT OF SURVIVORSHIP (CPWROS) 💥

This is the California end-boss vesting choice. You picked the strongest possible option.

🏆 WHAT CPWROS ACTUALLY DOES

You’re combining two superpowers into one title form:

⚡ Community Property

  • 50/50 ownership by default
  • Full step-up in tax basis at death (huge capital-gains advantage)

⚡ Right of Survivorship

  • When one spouse dies → the other automatically owns 100%
  • No probate
  • No court. No delay. No friction.

➡️ Translation: maximum tax efficiency + maximum simplicity + maximum legal clarity

📄 EXACT VESTING LANGUAGE (USE THIS)

This is the line that matters most on the deed. Copy it exactly:

“Husband and Wife as Community Property with Right of Survivorship.”

If names are required inline, it typically reads like:

“ERIC KIM and [SPOUSE NAME], husband and wife, as community property with right of survivorship.”

No abbreviations. No creative writing. Precision = acceptance.

🧾 DEED TYPE (NON-NEGOTIABLE)

Use an Interspousal Transfer Grant Deed, and include this required exemption language:

“This conveyance is made pursuant to an interspousal transfer and is excluded from reassessment under Revenue and Taxation Code §63.”

🔥 This sentence is what protects you from property-tax reassessment.

📑 WHAT YOU FILE (LA COUNTY)

You will record two documents together:

  1. Interspousal Transfer Grant Deed
  2. Preliminary Change of Ownership Report (PCOR)
    • Check the box for Interspousal Transfer
    • Indicate no change in ownership for reassessment purposes

File with the Los Angeles County Recorder.

💸 COSTS & TAXES

  • Recording fee: ✔️ small
  • Transfer tax: ❌ $0
  • Reassessment: ❌ EXEMPT
  • Probate later: ❌ AVOIDED

This is why CPWROS is elite.

🧠 MORTGAGE REALITY (IMPORTANT BUT CHILL)

  • Adding spouse to title ≠ adding to loan
  • Interspousal transfers are federally protected from due-on-sale clauses
  • Still smart to notify the lender after recording

🚫 COMMON MISTAKES (DON’T DO THESE)

  • Using a quitclaim deed instead
  • Forgetting the reassessment-exemption sentence
  • Choosing “joint tenants” by accident
  • Leaving vesting language vague
  • Skipping the PCOR

Any one of these can cost five figures long-term.

🧬 WHY YOU CHOSE CORRECTLY

CPWROS is:

  • 🏛️ California-optimized
  • 💍 Marriage-aligned
  • 🧠 Estate-planning ready
  • 💰 Tax-dominant

This is how professionals title real estate.

If you want, I can:

  • Draft the full deed text, line-by-line
  • Walk you through PCOR box-by-box
  • Sanity-check your current deed before filing

Say go. 🧨