If you've been appointed as an executor or administrator of a California estate, one of the first court-required tasks you'll face is completing Form DE-160 the Inventory and Appraisal document. This form lists every asset the deceased person owned and assigns a fair market value to each one. It matters because the court, beneficiaries, and creditors all rely on this document to understand what the estate contains and what it's worth. Getting it wrong can delay probate, trigger disputes, or even expose you to personal liability.

What Exactly Is Form DE-160?

Form DE-160, officially titled "Inventory and Appraisal," is a standardized California Judicial Council form used in probate proceedings. It has three main sections:

  • Item 1 Property in the decedent's possession: Lists assets like real estate, vehicles, bank accounts, furniture, jewelry, and personal belongings that were held or controlled by the deceased.
  • Item 2 Property NOT in the decedent's possession: Covers assets held by others, such as brokerage accounts, promissory notes owed to the estate, or interests in partnerships.
  • Item 3 Real property appraisals: This section requires a probate referee (a court-appointed appraiser) to value real estate and certain other assets.

The personal representative fills in Items 1 and 2 with their best knowledge of the estate's assets. A probate referee then appraises and signs off on the values that fall under their responsibility primarily real property and certain business interests.

When Do You Need to File It?

Under California Probate Code §8800, the executor or administrator must file the Inventory and Appraisal with the court within four months after being issued Letters Testamentary or Letters of Administration. Missing this deadline can result in the court ordering you to comply or, in more serious cases, removing you as the personal representative.

The four-month clock starts ticking from the date the court officially appoints you not from the date of death. If you need more time, you can request an extension, but you'll need a valid reason.

How Is Form DE-160 Different From the Estate Accounting?

People often confuse the inventory with the estate accounting, but they serve different purposes. The inventory is a snapshot of estate assets at the date of death. The accounting, on the other hand, tracks what happened to those assets over time income received, expenses paid, and distributions made. If you want a deeper breakdown, you can read about how inventory forms differ from accounting forms in California probate.

Who Appraises the Assets?

Not all assets are valued the same way. Here's how it works:

  • The executor values cash, bank accounts, publicly traded securities, and some tangible personal property (like household items) based on fair market value as of the date of death.
  • The probate referee appraises real estate, closely held business interests, promissory notes, and other assets that require a more specialized valuation.

The court assigns a probate referee from a list maintained by the county. You don't pick your own appraiser for these items the referee is appointed by the court. The referee charges a fee, typically one-tenth of one percent of the appraised value of the property, with a minimum fee that varies by county.

What Information Goes Into Each Section?

For each asset, you'll need to provide:

  • A description of the property (address for real estate, account number for bank accounts, make/model/year for vehicles, etc.)
  • The date of death value this is fair market value, not what the decedent originally paid
  • The gross value of each item
  • Whether there are encumbrances (like mortgages or liens) on the property

For more detailed guidance on the actual process, our page on step-by-step instructions for filling out estate inventory forms walks through each line item.

Do You List Debts on Form DE-160?

No. Form DE-160 is for assets only. Debts, mortgages, and other liabilities are not listed on this form. However, if an asset has a lien or mortgage attached to it like a house with a mortgage you would note the encumbrance in the appropriate column. The net equity is still important for determining estate value, but the form focuses on what the estate owns, not what it owes.

What Happens After You File?

Once filed, the inventory becomes a public record. Beneficiaries and creditors can review it. The court uses it to verify that the executor is properly managing estate assets. If anyone disputes a valuation, they can file an objection. The inventory also helps determine:

  • Whether the estate qualifies for simplified probate procedures
  • The executor's compensation (which is based on estate value under California Probate Code §10800)
  • Whether estate taxes apply

Understanding your broader responsibilities as executor is covered in our guide on executor inventory requirements and asset valuation guidelines.

What Are the Most Common Mistakes on Form DE-160?

Errors on the inventory can slow down probate or create legal problems. Frequent issues include:

  • Missing assets: Forgetting to list items like digital assets (cryptocurrency, online accounts with value), life insurance policies payable to the estate, or jointly held property
  • Wrong valuation dates: Using current value instead of the date-of-death value
  • Confusing separate and community property: California is a community property state, and only the decedent's share is part of the probate estate
  • Not using the probate referee: Leaving the referee section blank for assets that require their appraisal
  • Incomplete descriptions: Vague entries like "various jewelry" without specifics

For a full breakdown, see our article on common mistakes people make when completing these forms.

Can the Inventory Be Amended Later?

Yes. If you discover additional assets after filing, or if a valuation turns out to be inaccurate, you can file an amended inventory with the court. This is better than ignoring the issue the court expects accuracy, and a correction filed in good faith is far less problematic than hiding or overlooking assets.

Practical Example

Let's say your mother passed away owning:

  • A home in San Diego valued at $650,000 (appraised by the probate referee)
  • A checking account with $12,000
  • A car worth $8,500
  • Household furnishings valued at $5,000

You would list the home in Item 3 (real property appraised by the referee). The checking account, car, and furnishings go in Item 1 (property in decedent's possession). The total gross estate for probate purposes would be $675,500. The referee handles the home appraisal; you handle the rest based on fair market value at the date of death.

For more on how the California courts expect you to handle this process, the official DE-160 form is available from the California Judicial Council website.

Quick Checklist Before You File Form DE-160

  • Confirm the filing deadline four months from your appointment date
  • Gather documentation for all known assets: bank statements, deeds, vehicle titles, brokerage statements
  • Identify which assets need the probate referee vs. which you can value yourself
  • Use date-of-death values only not current market values
  • Check community property rules only the decedent's half enters probate for community property
  • Don't forget digital assets crypto wallets, domain names, and online accounts with monetary value
  • Double-check descriptions include account numbers, property addresses, VIN numbers, and other identifying details
  • File an amended inventory promptly if you discover new assets or find valuation errors
  • Keep copies of everything you submit to the court