Ruelas

Respondents Stanley Hernandez and Isabel Hernandez (hereinafter sometimes collectively the Hernandezes) filed an action seeking to quiet *341 title to a condominium in which they reside. Michelle Ruelas (not a party to this appeal) and appellant Rafael Ruelas were named defendants in the action. The trial court held for the Hernandezes after a bench trial. Rafael Ruelas appeals from the judgment, which we affirm.

FACTS

Michelle Ruelas is the Hernandezes’ daughter; she married appellant in 1997 and they were separated in 2002.

In March 1996 the Hernandezes entered into a lease with Kathleen Dell (not a party hereto) for a condominium located in Reseda. The lease included an option to purchase the condominium. The Hernandezes paid $3,300 for the option and agreed to pay $300 per month to maintain the option in addition to $900 in monthly rent.

The condominium was sold to the Hernandezes under the terms of the option agreement 1 in 1998 for $94,100. The loan that financed the sale, however, was obtained by Michelle, 2 who was the named borrower. Michelle took title to the condominium as “Michelle Hernandez, single woman” in January 1999, while she was still married and…