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How Detailed Does an Estate Inventory Need to Be in Texas?

Preparing an estate inventory is one of the most critical responsibilities of an executor or administrator during probate. In Texas, probate law requires that an estate inventory include a full list of the decedent’s probate assets—along with reasonably accurate valuations and ownership designations. But how detailed is “detailed enough”?

In this guide from The Lange Firm, a probate-focused law office serving Sugar Land and the greater Houston area, we’ll walk you through what a Texas estate inventory should include, how specific it must be, what to avoid, and how we can help ensure your probate filing complies with the Texas Estates Code.

What Is an Estate Inventory?

An estate inventory is a court-filed document listing all assets owned by a decedent at the time of death. It’s part of the probate process in both independent and dependent administrations.

In Texas, the law governing inventories is primarily found under Texas Estates Code § 309.051. The inventory must:

• List all probate assets

• Provide a fair market value for each asset as of the date of death

• Be submitted within 90 days of the executor’s appointment, unless the court grants an extension or waiver

It’s a sworn document—meaning the executor signs under oath that the contents are true and correct to the best of their knowledge.

How Detailed Does an Inventory Need to Be?

The court doesn’t expect a full forensic accounting of every paperclip in the house—but it does expect a clear, categorized, and reasonably accurate list of assets.

✅ Include These Asset Categories:

1. Real Estate

   • Must list full legal description (not just the street address)

   • Indicate whether property is homestead or investment

2. Vehicles

   • Include make, model, year, VIN, and estimated value using Kelley Blue Book or similar

3. Bank Accounts

   • List bank name, last 4 digits of account, and balance on date of death

4. Investment Accounts

   • Include account type, institution, and approximate value

5. Retirement Accounts (if payable to the estate)

   • If there’s no designated beneficiary, they must be included in inventory

6. Life Insurance

   • Only list if payable to the estate (not to named beneficiaries)

7. Personal Property

   • Include valuable personal items (e.g., jewelry, firearms, collectibles, art)

   • Common household items can be grouped (e.g., “household furnishings, approx. $3,000”)

8. Debts Owed to the Estate

   • List any outstanding loans or promissory notes

✅ Assign Value to Each Item

The values provided must reflect fair market value on the decedent’s date of death. This means:

• Appraisals may be needed for real estate and valuable items

• Use online valuation tools for vehicles and basic household items

• Use bank statements, brokerage statements, or retirement fund balances as documentation

While exact appraisals aren’t always required for every item, using well-supported estimates is crucial.

✅ Identify Ownership Type

Texas is a community property state, so the inventory must specify whether an asset is:

• Separate property

• Community property

• Jointly owned (with right of survivorship or not)

Only probate assets should be included. Non-probate assets must be excluded.

What to Leave Out of the Inventory

You should not include:

• Trust assets (unless the estate is the beneficiary)

• Life insurance proceeds with a living, named beneficiary

• Joint accounts with right of survivorship

• POD (Payable-on-Death) or TOD (Transfer-on-Death) accounts

• IRAs and 401(k)s with designated beneficiaries

These items pass outside of probate and are not part of the estate inventory.

When Must the Inventory Be Filed?

In Texas, the executor must file the inventory within 90 days of being officially appointed. This inventory:

• Must be signed under oath

• Must be filed with the probate court

• Must include a certificate of notice sent to heirs or beneficiaries

Failure to meet this deadline—or to provide sufficient detail—can result in court sanctions, delays, or removal of the executor.

What Happens If the Inventory Is Incomplete?

An incomplete or incorrect inventory can trigger:

• Court objections

• Delays in estate administration

• Heir disputes

• Potential liability for the executor

At The Lange Firm, we’ve handled hundreds of Texas estate filings, and we frequently assist executors in correcting or amending problematic inventories. We also ensure our clients avoid errors in the first place.

Tips for Creating a Detailed Estate Inventory

If you’ve been named executor, use the following tips to ensure your inventory is accurate and complete:

📂 Stay Organized from Day One

Start collecting documents as soon as possible:

• Deeds

• Vehicle titles

• Bank and brokerage statements

• Loan paperwork

• Insurance policies

• Tax returns

🏦 Don’t Rely on Memory or Family Lore

Assume nothing. Confirm everything. Dig into paperwork, and verify ownership of each asset before listing it.

👩‍⚖️ Consult a Probate Attorney

Texas probate can be tricky. A qualified attorney can:

• Review assets for probate vs. non-probate classification

• Help distinguish community vs. separate property

• Coordinate professional appraisals when needed

• Draft and file the inventory correctly

The Lange Firm provides this service on a flat-fee or hourly basis, depending on the complexity of your estate.

Beneficiaries and Inventory Transparency

Heirs and beneficiaries have the right to see the inventory. Once filed, the inventory is a public document (unless sealed by court order), and beneficiaries may request a copy.

If anything appears to be hidden or undervalued, it can lead to:

• Formal objections

• Petitions for additional disclosures

• Lawsuits against the executor

Transparency is key. A well-documented inventory builds trust and keeps probate on track.

Can the Court Waive the Inventory Requirement?

Yes, in limited cases. The court may allow the executor to file an affidavit in lieu of inventory if:

• All known debts are paid

• All beneficiaries are identified and have received written notice

• No disputes are expected

Even so, the executor should still prepare an inventory for internal use, as it’s helpful for tax, accounting, and distribution purposes.

Common Mistakes Executors Make

Avoid these common pitfalls:

• Listing non-probate assets in the inventory

• Guessing values without documentation

• Failing to distinguish joint vs. individual ownership

• Missing asset categories altogether

• Submitting after the 90-day deadline

These errors can delay probate, anger beneficiaries, and place the executor at legal risk.

How The Lange Firm Helps Texas Executors

We work with families and executors across Fort Bend, Harris, Brazoria, and Montgomery Counties to ensure their probate filings—including inventories—are accurate and legally compliant.

Our services include:

• Collecting and categorizing estate assets

• Working with appraisers and tax professionals

• Filing inventory and notice documents with the court

• Providing legal protection and peace of mind for executors

Final Thoughts

So—how detailed does an estate inventory need to be? The answer: detailed enough to clearly list and value all probate assets with reasonable accuracy and supporting documentation. A vague or incomplete inventory can hold up probate or lead to legal challenges.

If you’re the executor of a Texas estate and need help preparing your inventory, trust The Lange Firm to guide you from start to finish. We know the process, the pitfalls, and the paperwork—and we help clients avoid mistakes every day.