House problem: do I need a lawyer?

Next steps

1. Write down dates, names and amounts on one page. Gather every paper on the list above before you call anyone. A 30-minute consult goes much further that way.
2. Start free: your court's self-help center explains forms and deadlines. Low income? Call Law Foundation of Silicon Valley (Santa Clara County) or Bay Area Legal Aid.
3. Need a lawyer? Use a State Bar certified referral service. Ask for the fee in writing (hourly or flat) and check the license on calbar.ca.gov.
4. Got court papers? Look at the response deadline first. An eviction gives the tenant only 10 court days.

Common misconception: "Adding my child to the title avoids probate and is free." It can cost a lot. It is a gift: over the yearly limit you file a federal gift tax return. Your child loses the stepped-up basis on that share, so a later sale can mean a big capital gains tax. And the home is now exposed to your child's creditors, divorce or lawsuits.