Updated on November 28, 2025

Property co-ownership in Los Angeles can be rewarding, but when disagreements arise between co-owners, the situation can quickly become complicated.

Whether it’s an inherited house, investment property, or family real estate, disputes often lead to a partition action, a legal process that allows one owner to divide or sell the property. If you’re facing this issue, working with an experienced Los Angeles partition attorney ensures your property rights and financial interests are protected.

This guide walks you through how partition works, why the landmark case Milian v. De Leon partition matters, and when it’s time to consider legal action.

Key Legal Lessons from Milian v. De Leon

This case continues to influence partition disputes across California. Here are the most important takeaways:

• Legal title governs unless proven otherwise: Joint tenancy often implies equal ownership—even if one party paid more—unless there’s strong evidence of a different intent.
• Ownership form matters: In joint tenancy, co-owners typically share equally. In contrast, tenants in common can hold unequal percentages and assert unequal claims during partition.
• Equity can override contributions: Courts may consider implied agreements or shared intent over financial contribution when deciding how proceeds are divided.
• Legal advice is critical: The way title is held—joint tenancy vs. tenancy in common—can significantly affect your rights during partition. A partition attorney can help clarify those implications.

What Is a Partition Action — and When Do You Need One?

A partition action is a lawsuit that allows a co-owner of real property in California to force its division or sale of the property when the other owners refuse to cooperate. Under California Code of Civil Procedure § 872.210, any co-owner has the legal right to seek partition.

Common situations where partition actions arise:

• One co-owner wants to sell the property while the other refuses.

• Co-owners disagree on property use or maintenance.

• Inherited or jointly purchased property cannot be fairly divided.

Depending on the facts, a court may order a partition in kind (physical division of the land) or a partition by sale (sale of the property with proceeds split among owners). A skilled Los Angeles partition attorney can help you evaluate your best option, negotiate with co-owners, or file a partition complaint to resolve the dispute.

The Landmark Case: Milian v. De Leon (1986) and Why It Still Matters

One of the most influential California cases involving partition law is Milian v. De Leon (1986) 181 Cal.App.3d 1185. This case clarified critical principles for co-owners in partition disputes — what happens when one party contributes more money toward the property than the other?

In Milian, two parties jointly owned property as joint tenants. When one co-owner filed for partition, the other sought reimbursement for unequal financial contributions toward the purchase and improvements. The dispute centered on whether one person could claim a greater share even though title was held equally.

What the Court Decided

The California Court of Appeal ruled that:

• A joint tenant may still receive a 50% share, even if they paid more, when evidence shows the parties intended equal ownership.
• Contributions alone do not automatically change ownership percentages.
• The court relied on proof of an implied agreement that both parties would share the property equally.

While the facts involved a couple who acquired property in anticipation of marriage, the court emphasized that each case must be evaluated individually based on evidence, ownership form, and intent. Not all partition disputes resemble Milian — but the principles often guide court decisions today.

Why You Need a Partition Attorney in Los Angeles?

When co-owners disagree over selling or dividing real estate, legal representation can make all the difference. A skilled Los Angeles partition attorney can help you:

• Analyze property title and ownership records to identify the legal form of ownership and determine each party’s rights.

• Determining whether partition in kind (physical division) or partition by sale is appropriate based on the property type, size, and use.

• Negotiating buyouts or settlements to avoid court when possible.

• Filing and managing the court process under California’s partition statutes.

• Ensuring equitable accounting for property-related expenses, mortgage payments, taxes, or improvements.

• Analyzing whether the Milan v. De Leon case may apply to your situation (or may not) —or presents legal hurdles.

Our attorneys at Schorr Law regularly handle high-stakes partition actions throughout Los Angeles County and beyond, helping clients resolve co-ownership disputes efficiently.

Lessons for Los Angeles Property Owners

The Milian v. De Leon decision serves as a warning: how you title your property directly impacts your rights in a partition dispute. Before purchasing or co-owning property, consult a partition lawyer in Los Angeles to structure ownership correctly and avoid future conflicts.

If disputes have already begun, acting early with experienced legal representation can prevent lengthy, expensive litigation.

Conclusion: Protect Your Property Rights with a Los Angeles Partition Attorney

Co-ownership disputes are common in California’s competitive real estate market. Whether you’re navigating an inheritance, dissolving a joint investment, or preparing to sell, understanding your legal options is key.

At Schorr Law, our real estate attorneys are experienced in partition litigation, negotiation, and dispute resolution. Let us help you determine your next steps and protect your ownership rights.

Call (310) 954-1877 or contact us online to schedule your intake consultation with a Los Angeles partition attorney today.

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