I’ve been extremely blessed in the real estate game. Making way more money then I ever imagined. I am thinking about giving a house ( value 300k ) to my adult daughter who has been renting it from me for 9 years now. Problem is she got married last year to someone who would rather play video games all day instead of making something of himself. So, who knows if that will last. The last thing I would want to do is give her a house and have him end up with half of it. What type of vehicle could I use that would put her in control of said house and he could never get his hands on it? Eventually when I pass on, she would get the entitle portfolio. I don’t want him to end up with them if something should happen to her. She isn’t in the best of health, and if she passed with no kids, I wouid prefer my portfolio go to my nieces and nephews. Surely there has got to be a way to accomplish what I want? I know many would say not to just give a house to her now, but like I said, I am extremely blessed and she has always worked extremely hard to pay her bills and not cheat anyone. I am a super proud dad. What are y’all’s thoughts? --47.32.xxx.xxx

Talk to an estate attorney about a revocable family trust. That way you can leave it to her but you can exclude him. If she breaks the trust later which is her right he could still end up with that but that would be yours later because it would be up to you died maybe he'd be gone by then. --216.12.xxx.xxx

My spidey sense says a big NO not right now. YOu could put her in danger as he can claim half perhaps, just for being there for awhile sort of like a marriage. The best way to save her is let her keep paying the rent and wait until the guy leaves or gets put out. You can maybe bank the rent and give it to her later and she can buy the house from you, but your description of the guy spells opportunist. You can put it in a trust. --71.188.xx.xxx

That was pretty jumbled talk to text sorry. Yours later should be years later. And up to you died should read after you died --216.12.xxx.xxx

I am interested in the answer. That would go for any of my kids with an SO-things happen along the way. --73.230.xxx.xx

That's why you want a Trust Ally. The beneficiary of a trust does not share it with an SO, a sibling, even a child unless THEIR trust directs it that way. --216.12.xxx.xxx

Not that we don't like them fine, but don't know them, don't interact and they are already going to be very wealthy people. I want our hard-earned stuff to go to our family. --216.12.xxx.xxx

Homer, based on your dislike of your son in law, I recommend that you do not gift this house to your daughter. IMHO, you will be damaging relationships that should be most important. --149.76.xxx.xxx

Plus if you straight out gift it to her, instead of leaving by trust or will, she will lose major tax advantages later. --216.12.xxx.xxx

Sisco, you are on to something, I don’t want to cause problems. Initially when he asked to marry her a year ago, I told him he would need him sign a pre nup, but I decided against that at the last minute because I didn’t want to have anything that could hurt the marriage. --47.32.xxx.xxx

Time to talk with a good estate attorney. I suspect with the complexities of what you are wanting to do (leave to her but not him unless she dies first then leave to nieces/nephews) are best accomplished with a trust but I'm no expert. --209.205.xxx.xx

--172.242.xx.xx

Why not try to talk to your daughter and try to get her to divorce this free loading video game bum and be done with him. After the divorce, if she wants to still shack up with him, that is fine, but get divorced first and then give her the house. Just my 2 cents worth from someone who has never been married before. --71.207.xxx.x

--99.23.xxx.x

If ya going to give someone body something then don't have any "strings" attached. You can't protect her from her own ways, errors or mistakes. Whatever each does with the house they do. However it ends, well it ends, either of you are taking it with you when you die. Could you set up an LLC where the dead beat, game player gets a small percentage of ownership, like 3% ? Here is someone to remember if you leave it all to her then he may be entitled to half, if you don't give him an assigned amount he will fight for his half, if it's clear to the courts your intentions at 3% (or whatever percent) then it's done, clear, no agreement. Or just say nothing and let it be up to your girls how it ends. My mom left me property. In my state, thru my divorce, he fought for half, and u had to buy him out of half, but I have faith and God restored the years the locust are, maybe twice over. So in the end I have more than what the courts divided. It's all good. --172.56.xx.xx

An estate planning trust can be percentages also. It's when someone is left out on purpose, it should be stated as such. But leave him a little something so he has to accept it and he doesn't fight for more or what he thinks or the law says his his right. Give him the right to X percent. --172.56.xx.xxx

You absolutely need an estate planning attorney. DO NOT get a "free" consultation. Pay for the advice that is tailored directly to your circumstances. Should a bus run you over tomorrow (or if you're married run you both over) she'll receive your assets and still be in the same circumstance. --98.237.xxx.xx

--73.120.xx.xxx

If you want to go wild and crazy - you can even your dog a fraction and make sure he stays in the best pet resort in town. --24.101.xxx.xxx

Homer - Not much advice to give. Just hope I'm in the proud dad position at some point with something to give. Props to you - wish more would do that. --75.174.xxx.xxx

interesting post & responses Homer. I will be selling my houses to my kids. --166.205.xxx.xx

Thanks for starting this. --108.36.xx.xxx