Property control, sale of community real property, HELOC, Watts credits
1 SUPERIOR COURT OF CALIFORNIA 2 COUNTY OF SAN FRANCISCO 3 UNIFIED FAMILY COURT 4
5) 6 STEPHANIE TRAMICHECK,) Case Number: FDI-25-800898) 7 Petitioner) Hearing Date: June 16, 2026) 8 VS.) Hearing Time: 9:00 AM) 9 ALEXANDER CASSASSOVICI,) Department: 403) 10 Respondent) Presiding: BOBBY P. LUNA) 11) 12 REQUEST FOR ORDER: PROPERTY CONTROL, SALE OF COMMUNITY REAL PROPERTY; 13 HELOC; WATTS 14 TENTATIVE RULING 15 Having read and considered the pleadings, declarations, and other evidence submitted in this matter, the 16 Court makes the following findings and orders: 17 A. Procedural History 18 1) The parties are Petitioner Stephanie Tramicheck and Respondent Alexander Cassassovici. 19 2) On 4/22/26, Respondent filed a Request for Order asking the Court to compel the sale of the 20 community real property located at 421 27th Street, San Francisco, CA 94131 (marital residence) 21 and issue related orders, including Petitioner to vacate the home within 30 days and selection of a 22 listing agent.
Respondent requests the Court authorize a home equity line of credit (HELOC) for 23 costs incurred preparing the marital residence for sale and as an advancement of community 24 property funds to both parties and designate a default escrow vendor. Respondent seeks Watts 25 credits for Petitioner’s use of the marital residence. 26 3) On 6/3/26, Petitioner filed a Responsive Declaration. Petitioner agrees to the sale of the marital 27 residence and proposes a “Phased Sale Plan,” which she requests the Court adopt.
Petitioner 28 requests the Court order all proceeds from the sale of the marital residence be maintained in a 29 dual signature authorized account. Petitioner asks the Court to deny Respondent’s request for
1 Watts credits or offset any Watts credits against Epstein credits when final judgment is entered. 2 Petitioner requests Respondent be ordered to contribute to the carrying costs on the marital 3 residence if she is ordered to vacate. 4 4) On 6/9/26, Respondent filed a Reply Declaration asserting that the parties agree on many issues 5 including the sale of the marital residence, listening agent, pre-sale repairs, a $50,000 advance at 6 closing to each party, net sale proceeds distributed evenly, and Watts and Epstein issues reserved 7 for final judgment.
Respondent states the only remaining issues are: 8 a. Petitioner’s short-term rental of the marital residence; 9 b. The date certain on which Petitioner must vacate the marital residence so that it can be 10 listed for sale; 11 c. Reasonable access to the marital residence for the contractors and professionals necessary 12 for sale preparation, which should not exceed $100,000; 13 d. Reasonable access to the marital residence for Respondent to retrieve personal 14 belongings; 15 e. Household furnishings to be reasonably divided before the marital residence is staged; 16 f.
Looking for case law or statutes not cited here? Search published authorities
Examples: “Why did the court rule this way?” · “What were the procedural grounds?” · “Is appearance required?”
Remaining net sale proceeds to be deposited either in the Lerner Poole & Stewart firm 17 trust account or with a holding escrow company, pending the parties’ written agreement 18 or further court order, unless Petitioner timely identifies a qualifying dual control bank. 19 B. Findings and Order 20 1) The Court adopts the parties’ agreements as the order of the Court as follows: 21 a. The community real property located at 421 27th Street, San Francisco, CA 94131 22 (marital residence) will be listed for sale and Suhl Chin of Corcoran Icon Properties will 23 be the listing agent; 24 b.
The pre-sale repairs will be performed, and the open permits closed before listing the 25 marital residence for sale; 26 c. Sale-preparation costs up to $50,000 will be funded through the listing agent’s affiliated 27 financing program (Notable / Icon Concierge) and repaid at close of escrow; 28 d. Each party will receive a $50,000 advance from the proceeds at closing; 29 e. The balance of the net sale proceeds will be divided equally after all costs are paid; and
1 f. Watts and Epstein issues are reserved for final judgment. 2 2) Petitioner shall vacate the marital residence no later than 9/1/26, so that the marital residence can 3 be listed for sale no later than 9/1/26. 4 3) Until she has vacated the marital residence, Petitioner shall provide reasonable access for all 5 contractors and professionals needed to prepare it for sale. 6 4) Once she has vacated the marital residence, Respondent shall be responsible for 50% of all 7 carrying costs of the marital residence. 8 5) The selected listing agent, or another mutually agreed neutral third party, shall be authorized to 9 determine and direct the sale preparation — including inspections, permit closures, repairs, 10 enhancements, staging, vendor selection, and the associated budget, which shall not exceed 11 $100,000 — on written notice to the parties, with each party allowed 24 hours to review such 12 notice, unless both parties object. 13 6) Household furnishings shall be reasonably divided when the selected listing agent, or another 14 mutually agreed neutral third party, recommends. 15 7) No rental occupancy of the marital residence or any portion of it shall continue beyond 7/30/26, 16 including no new listings, bookings, or extensions. 17 8) Respondent shall be granted reasonable access to the marital residence on a mutually agreed-upon 18 date to retrieve personal belongings and documents (clothing, toiletries, prescribed medication, 19 medical records, medical insurance card, driver’s license, or state identification cards and any 20 other personal items). 21 9) After close of escrow, the net sale proceeds (i.e., the sale proceeds remaining after payment of the 22 mortgage, liens (including property taxes), closing costs, realtor fees, and the agreed $50,000 23 advances) shall be deposited in the client trust account of Lerner Poole & Stewart or with a 24 holding escrow company, unless Petitioner identifies a bank with documented dual-signature 25 controls by 6/30/26.
These funds shall be released only on the parties' written agreement or 26 further court order. 27 10) The Court will prepare the Findings and Order After Hearing. 28
29