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Do I need a tax identification number when selling real estate in probate or a trust?

The simple answer is “yes”, a tax identification number or EIN (employer identification number) is necessary when acting as an Inland Empire & High Desert executor, administrator or trustee.

How is a Tax Identification Number different than a Social Security Number?

During the decedent’s life, the trust is typically revocable and taxes are paid by the grantor as an individual using the grantor’s social security number (SSN). When the grantor passes away, the living trust then becomes irrevocable and the successor trustee will pay the decedent’s taxes via an EIN instead of the SSN. In the case that a trust was not completed, then the executor or administrator will also need an EIN when representing the estate. That’s the way the Internal Revenue Service (IRS) can be certain that any taxes owed by the decedent are collected.

How do I obtain an EIN?

Once the trust becomes irrevocable or the probate court has appointed the executor or administrator, a separate EIN must be obtained from the IRS. The trustee, executor or administrator will complete IRS form SS-4 and submit it to the IRS for approval. Once approved the trust or probate will be assigned an EIN. The EIN will then be used in lieu of the decedent’s SSN for the trust or probate assets and for tax reporting purposes.

Is an EIN always necessary?

The only scenario that a new tax identification number is not necessary is in the case that the trustee is also the surviving spouse and all assets have been left to the surviving spouse. When that is the case, the surviving spouse may use their own SSN for tax reporting purposes.

Other uses for the EIN

As the executor, administrator or trustee you’ll need the EIN to open a bank or brokerage account for the estate because all financial

Institutions use the EIN to report the interest earned on any of the accounts until the funds are distributed to the beneficiaries.

How do I apply for the EIN?

My team and I have a purpose of helping our clients press the easy button. We’ve helped many clients obtain an EIN, and we can help you too!

The most convenient way to apply is through the IRS website at www.irs.gov. It’s not a difficult process, you can complete the online version of the request or print out the IRS form SS-4 application form, complete by hand and submit to the IRS.

Charlotte Volsch

What’s the right way to handle an inherited property—renovate, list, or sell it as-is? I am Charlotte Volsch, an Estate Property Advisor and Probate & Trust Real Estate Specialist helping attorneys, executors, and families make clear, confident decisions when selling inherited homes. I help attorneys, executors, and families navigate inherited property decisions throughout the Inland Empire and High Desert of Southern California, including Apple Valley, Victorville, Hesperia, Rancho Cucamonga, Redlands, Loma Linda, Fontana, and surrounding communities. Over the course of my career, I have completed 774+ real estate transactions across 24 years, including more than 230 probate and trust property sales. For the past 16+ years, I have focused specifically on estate property situations, working alongside probate and trust attorneys, fiduciaries, and their clients to guide each case from evaluation through sale. Many families are unsure what to do with an inherited home—whether to invest in repairs, list it traditionally, or sell it as-is. Without a clear strategy, estates can make costly mistakes such as over-improving a property, underpricing it, selecting the wrong sale method, or facing delays that impact timelines and estate objectives. I help evaluate those decisions early, so attorneys and their clients can move forward with clarity, avoid unnecessary risk, and choose the most appropriate path based on the property and the situation. I work directly with attorneys and their clients to determine the best path forward, whether that involves preparing a property for the retail market or facilitating a direct sale through a network of qualified investors. For properties that require repairs, may not qualify for traditional financing, or are best suited for as-is sale, I provide access to a network of more than 50 active real estate investors. Over the past 12 months, I have closed 68 transactions, reflecting consistent production and experience navigating changing market conditions. I guide each case using the C.A.L.M. Method: C — Clarify We identify what matters now versus what can wait. A — Align We define priorities—legal, financial, and personal. L — Lead I guide each step in the proper order to avoid delays and unnecessary complications. M — Move Forward Clients proceed with clarity and confidence. I am the Broker Owner of The Volsch Team at Volsch Enterprises, Inc., and hold certifications in Probate Real Estate through the National Association of Realtors (NAR) as well as Certified Probate Real Estate Advisor (Probate Biz). If you are an attorney handling probate or trust matters—or assisting a client with an inherited property—I’m available as a resource to help evaluate the best path forward.