In Texas, there are several ways to avoid full probate: small estate affidavit, muniment of title, independent administration, or affidavit of heirship.
Small Estate Affidavit
If a Texas estate's qualified gross value is <$75,000 and there is no will, you can use the small estate process
to settle an estate with almost no court involvement.
To use the small estate process, the following conditions must be met:
- The estate qualifies as "small" and there is no will
- At least 30 days have passed since the death
- The estate is solvent (i.e., the non-exempt assets are worth more than the debts)
- No petition has already been made to the court to officially appoint a personal representative
In determining whether an estate qualifies as "small", you should value assets as of the date of death, and ignore any unsecured debts.
Do not include any assets that would not normally go through probate, such as community property with rights of survivorship,
assets with named beneficiaries (e.g., 401Ks, life insurance policies),
and other Standard Probate Exclusions.
You should also exclude the value of any Personal Property and Homestead Exemptions.
To use the small estate affidavit process:
- Submit a Small Estate Affidavit to the court (see below)
- Use a copy of the court-certified affidavit to take possession of estate assets
- Note that real estate cannot be transferred via small estate affidavit
- Settle the estate in the normal way (pay debts, distribute remaining assets)
There is no particular affidavit form mandated by law, but some courthouses require the use of their particular version, so best to identify the court as per below,
then use whatever form they prefer.
Here is an example Small Estate Affidavit Form,
and note that you may be able to attach an
EstateExec Inventory Report rather than manually filling in the inventory table.
Regardless of the particular form, a small estate affidavit must:
- Show that the required conditions listed above are true (small, no other petition, etc.)
- List all estate assets and debts, identifying assets deemed exempt
- Include the name and address of every heir (specifically, people who will inherit from the estate)
- Include the relevant family history concerning heirship
Be signed by 2 disinterested witnesses, and by each distributee under
Texas intestate succession law,
or the guardians or next of kin for any such distributee who is a minor or legally incapacitated
You will need to get the affidavit notarized before submission.
See TX Estates Code § 205.
Muniment of Title
A Muniment of Title is similar to a Small Estate Affidavit, but has no limit on estate value, and can be used to transfer both
personal and real property.
You can use a Muniment of Title if:
- A valid will exists
- Less than 4 years have passed since the death
- The estate does not owe any debts (other than those secured by a lien on real estate)
To settle an estate via a Muniment of Title:
- Submit to the court an Application for Muniment of Title (see below)
- Schedule a probate hearing to occur after the court-specified waiting period (usually 10 days)
- After the hearing, the court will give you an order admitting the will to probate as a Muniment of Title, which you can use to obtain possession of estate assets
- Note that a Muniment to Title is unique to Texas, and other states will not recognize it, so you cannot use this process to handle out-of-state assets
- Distribute the assets in the normal way
Within 180 days, file with the court a sworn affidavit stating the terms of the will
that have been fulfilled and the terms that have not been fulfilled (the court may also require you to file an estate inventory)
Muniment of Title Application
Check with your local court (see below) to determine if they have a preferred application form, or you can create one yourself based on this example
Tarrant County Muniment of Title Form.
The application must state:
- The decedent's name, legal address, and last three driver's license and social security numbers (if assigned)
- Each applicant's name, legal address, and last three driver's license and social security numbers (if assigned)
- The facts of death, including date and place
- The facts that show the given court has jurisdiction (i.e., the decedent lived there)
- An inventory of estate assets and probable value
- The date of the will
- The name, state of residence, and physical address of any executor named in the will
- The name of each witness to the will
- Whether any children were born or adopted by the decedent after the creation of the will, and if so, their names
- That the estate does not owe any unpaid debts, other those secured by a lien on real estate, and that there is no need for administration of the estate
- Whether a decedent's marriage was dissolved after the will was made, and if so, when and from whom
- Whether the state, a governmental agency of the state, or a charitable organization is named in the will
Attach a certified death certificate and the original will to the application.
See TX Estates Code § 257.
If the estate cannot qualify for a Muniment of Title, you can still save significant time and money by applying for an Independent Probate Administration.
You can settle an estate via Independent Administration if
the will specifies that an independent administrator should be used,
or if all distributees agree to such an approach.
To settle an estate via a Independent Administration:
- Submit to the court an Application for Probate via Independent Administration
- Qualify as administrator by obtaining any bond required and get your "Letters of Administration" from the court
- Within 30 days of qualifying, provide notice to creditors
- Within 60 days of the probate order, notify by registered or certified mail, return receipt requested, all inheritors named in the will
- Within 90 days of the probate order, submit a sworn statement to the court of the status of all such notifications (made, waived, not done), as well as an estate inventory
- Submit an estate inventory to the court, including assets and debts
- Upon court approval of the inventory, you may settle the estate in the normal manner (pay debts, distribute assets) without further court interactions
- Optionally file a Closing Report (see TX Estates Code § 405.005)
See TX Estates Code § 402 for statute details on the
independent administration process, and TX Estates Code § 308
for statute details on required notices.
Affidavit of Heirship
Alternately, you can use an Affidavit of Heirship to lay claim to real property
(see TX Estates Code § 203).
This is typically used in the case where there is no will, and is not as strong a procedure as a muniment of title or an independent administration.
The affidavit must be completed by a person who knew the decedent well, but who does not stand to inherit anything.
Once the affidavit has been signed, notarized, and recorded in the deed records of the County,
it links the real estate title to his heirs.
At that point, most title companies and real estate companies will allow the heirs to sell the property.
Texas Affidavit of Heirship Form
Estate Settlement Considerations
Before paying any debts or making any distributions, be sure to account for any
TX Family Entitlements, which typically have priority over everything
except expenses of the last illness, funeral charges, and any estate administrations expenses.
Estate debts have priority over most distributions in turn, so you should arrange to have all debts resolved before distributing assets.
Unpaid estate creditors have the right to sue heirs for the value of any distributions received using the approaches described on this page.
If estate solvency is uncertain, an executor should consider going through official probate for the increased creditor protection it offers. Alternately,
such uncertainty can sometimes persuade creditors to forgive a portion of debts, since they will want to avoid legal expenses as well, and may prefer to get something rather than
See also Making Distributions.
If you are using the small estate process and the decedent died intestate (i.e., without a will), then
TX Estates Code § 201
will determine who gets what share of the estate.
You can find the appropriate TX court by selecting the decedent's county on the Texas state website,
or by downloading the Texas court list. Either way,
you can then contact the Probate Court if one exists in the county,
otherwise contacting the County Court. If the estate is contested, the District Court will have jurisdiction.