§ 32-17-14-11 — Transfer on death deeds

(a) A transfer on death deed transfers the
interest provided to the beneficiary if the transfer on death deed is:
(1) executed by the owner or owner's legal representative; and
(2) recorded with the recorder of deeds in the county in which the
real property is situated before the death of the owner.
(b) A transfer on death deed is void if it is not recorded with the
recorder of deeds in the county in which the real property is situated
before the death of the owner.
(c) A transfer on death deed is not required to be supported by
consideration or delivered to the grantee beneficiary.
(d) A transfer on death deed may be used to transfer an interest in
real property to either a revocable or an irrevocable trust.
(e) If the owner records a transfer on death deed, the effect of the
recording the transfer on death deed is determined as follows:
(1) If the owner's interest in the real property is as a tenant by the
entirety, the conveyance is inoperable and void unless the other
spouse joins in the conveyance.
(2) If the owner's interest in the real property is as a joint tenant
with rights of survivorship, the conveyance severs the joint
tenancy and the cotenancy becomes a tenancy in common.
(3) If the owner's interest in the real property is as a joint tenant
with rights of survivorship and the property is subject to a
beneficiary designation, a conveyance of any joint owner's interest
has no effect on the original beneficiary designation for the
nonsevering joint tenant.
(4) If the owner's interest is as a tenant in common, the owner's
interest passes to the beneficiary as a transfer on death transfer.
(5) If the owner's interest is a life estate determined by the owner's
life, the conveyance is inoperable and void.
(6) If the owner's interest is any other interest, the interest passes
in accordance with this chapter and the terms and conditions of
the conveyance establishing the interest. If a conflict exists
between the conveyance establishing the interest and this chapter,
the terms and conditions of the conveyance establishing the
interest prevail.
(f) A beneficiary designation in a transfer on death deed may be
worded in substance as "(insert owner's name) conveys and warrants
(or quitclaims) to (insert owner's name), TOD to (insert beneficiary's
name)". This example is not intended to be exhaustive.
(g) A transfer on death deed using the phrase "pay on death to" or
the abbreviation "POD" may not be construed to require the liquidation
of the real property being transferred.
(h) This section does not preclude other methods of conveying real
property that are permitted by law and have the effect of postponing
enjoyment of an interest in real property until after the death of the
owner. This section applies only to transfer on death deeds and does
not invalidate any deed that is otherwise effective by law to convey title
to the interest and estates provided in the deed.
(i) The endorsement of the county auditor under IC 36-2-11-14 and
IC 36-2-9-18 is necessary to record a transfer on death deed under this
section.
(j) For a transfer on death deed executed after June 30, 2025, the
transfer on death deed may include the following warning:
"WARNING: After the death of the owner, the owner's insurance
policy is required by IC 27-1-13-18 to cover the real property
transferred for a period of time as set forth in IC 27-1-13-18(e)
and IC 27-1-13-18(f). Once the period of time as set forth in IC 27-1-13-18(e) and IC 27-1-13-18(f) expires, the insurance policy
may no longer cover the real property and the beneficiary of a
transfer on death deed and the real property may become
uninsured.".
A transfer on death deed is not invalid due to the failure to include the
warning described in this subsection, or due to a defect in the wording
of the warning described in this subsection.

Legislative History

As added by P.L.143-2009, SEC.41. Amended by P.L.6-2010, SEC.30; P.L.36-2011, SEC.13; P.L.2-2024, SEC.2; P.L.99-2024, SEC.19; P.L.6-2025, SEC.2.