Re: GIFTING A HOUSE AFTER DEATH

I assume the house is in California. Your friend could transfer the house to a trust, with himself as the beneficiary and himself as the trustee. You would be the contingent beneficiary as well as the contingent trustee. Upon his death you, as the new trustee, would record a deed transferring ownership from the trust to yourself.

Search online for a book "How to Form Your Own California Trust". When it is time to transfer the property to yourself, check with a Title company to get the exact wording for the deed.