Singh

I. BACKGROUND

Mandeep Kaur was trustee of the trust, and Simarjot Singh Gill— Mandeep’s son—was and is its sole beneficiary. Mandeep was sole owner of the home until May 2013, when she transferred ownership to herself as trustee. Navjeet (Mandeep’s sister) was successor trustee and—when Mandeep died in January 2018—became record title owner of the home in her capacity as trustee of the trust. Surinder and his wife, Rajinder Kaur, lived in the home pursuant to an October 2015 rental agreement, which required them to pay Mandeep $3,000 monthly. Although the agreement was not modified, Rajinder began paying $3,400 in November 2017. Surinder, Rajinder, their children, and Rajinder’s parents lived in the home from November 2015 until March 2023. From November 2015 through January 2018—when Mandeep died—Surinder and Rajinder made 25 payments, totaling $53,670. They made no further monthly payments, and Navjeet served a three-day notice to pay or quit in March 2018. In March 2019, Surinder filed a quiet title complaint against Navjeet, seeking a judgment that he was the sole owner of the home. He alleged that at the time the rental agreement was executed, Mandeep orally agreed to…