Due to illness, went from penthouse to poorhouse to homeless. Moved in with dad (now 95) 6 yrs. ago. Repaid him for a 2 yr. loan when disability (anxiety, depression), etc money arrived. Now am 24/7 though Dad's pretty independent, very demanding and has persuaded me no one wants me and everyone thinks I'm crazy so I'm a virtual shut-in. Ironic, as I'm 65 and look 42 and I'm told I'm beautiful but I feel my fate is sealed. Though I pay nearly half the expenses monthly, my sister claims this home is as much hers as mine which it will be after Dad dies, but I told her now it is my home and I have tenants rights. My dad will not defend me because he's afraid of her, too, and he fears if he runs out of money and here he will be forced to live with her as she has $. I can't save $, as I barely eke by. It seems no matter how much or little or well or terrible I do, I will be on the streets once my dad dies. In Florida. What legal resources do I have? When my 18 year old beloved Maltese dog had a painful cataract, my dad said maybe I should put him down. I responded by saying should we put you down? My vet said he needs treatment and still has quality of life just like you have quality of life and that we deal in the solutions and not the problems. Right? He used to be an optimist but now is very negative and constantly asks if I'm scolding him and I'm using an angry voice and yelling because his hearing aids are turned up too loud. Hearing aid doctor told him I wasn't yelling. HELP! Literally ready to go when my pup does.

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I am not a big fan of deeding a house over to a grown child. One never knows when an aging parent will need to apply for Medicaid [which is different from Medicare], and if Medicaid sees that Dad had "gifted" a house, then that becomes a big red flag. Dad can still use Medicaid, but Medicaid will place a lien on the house.

Also there could be an issue with "gift tax" that Dad may need to pay.

If the house is deeded to a grown child, and there is clear title [no liens], there may be Capital Gains Taxes, and those taxes will be based on how much Dad had paid for the house. If the house was bought low and today is worth almost double, those CG Taxes would be costly.

It is much better to have the house Willed to you. Then that way the cost bases for Capital Gains taxes will be what the house was worth at the time of Dad's passing. Thus, more manageable or no taxes at all if the house is used as a primary residence.

As for "tenant's rights", it depends on State laws. Some require a tenant to have a Lease with the landlord. Or have a verbal agreement with the landlord.

I know, it can take a Philadelphia lawyer to figure all of this out :P
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Find some low income housing agency and get on their waiting list. When the dog goes, you go. How would you afford the upkeep on his house if you inherited it anyhow? And if you sneak around and get your name on the property your sister will be on this forum complaining about you.
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I'm really sorry to hear about your poor little dog. Nothing's worse than not being able to help a creature you love when it's in pain.

Is it possible that the worry and sadness about your Maltese is infecting how you feel about *everything* right now?
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If only Dad's name is on the deed right now, your sister has no rights in the house while he's alive. You may have tenant's rights but I don't know how much help that may be to you.

Is there any way you can get your Dad to put your name on the deed and not reveal it to your sister? That way the house will be yours when he dies. If you can't keep up the expenses, you could at least sell it and get a start somewhere else with the proceeds. Just make sure this is done with all the t's crossed and i's dotted so that your sister won't be able to contest it later. He should be thinking of your future too and would not want you to end up homeless.
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