Skip tracing

How to handle skip tracing for multiple trusts and owners

Skip tracing properties with multiple trusts or several individual owners requires a detailed approach to identify all potential decision-makers and their contact information. You need to cross-reference data from public records and multiple data sources to piece together who to contact.

November 5, 2026 · 3 min read

Identify all listed owners and trusts from public records

Start by thoroughly reviewing the property's deed and any related recorded documents. This means going beyond just the current owner field to look for phrases like "et al." or multiple names listed. If a trust is involved, the deed will typically list the trust as the owner, not an individual.

For trusts, you often need to find the Declaration of Trust or similar documents, if publicly recorded, to identify the trustee. Some states require this, others do not. This initial deep dive into public records is crucial before you even start feeding names into a skip tracing service.

Trace each individual and trust separately

Once you have a list of all individual names (owners, trustees, or beneficiaries if identifiable), treat each one as a separate skip trace inquiry. Do not assume that contacting one person will cover all interested parties. For trusts, if you can only identify the trust itself, try searching for the registered agent or attorney associated with the trust's formation, which might be publicly available.

Sometimes, a trust's name might yield results for a business entity. If so, you will need to then skip trace the principals or registered agents of that business. It is a layered process, often requiring multiple searches for a single property.

Prioritize contacts based on role and likelihood

When you get multiple phone numbers and addresses for various individuals, prioritize your outreach. Start with the most direct owners listed on the deed. If the property is in a trust, the trustee is typically your primary contact. If you have beneficiaries, they are usually secondary unless they are also named as trustees or have specific powers.

Consider the age and type of phone number. Mobile numbers generally have a higher chance of reaching someone directly compared to landlines. Note if any numbers are clearly business lines, and decide if that is the appropriate channel for your initial contact. You want to reach the person who has the authority to make decisions about the property.

Cross-reference and verify information

Skip tracing for complex ownership can generate a lot of data, some of it conflicting or outdated. Cross-reference the information from your skip trace reports with other public records or even social media (if appropriate and compliant with privacy laws). Look for consistency in addresses, phone numbers, and associated individuals.

If one skip trace report gives you a different phone number for the same individual than another, you might need to try both or use your judgment on which one appears more recent or reliable. Data hygiene is even more critical when you are dealing with multiple layers of ownership information.

Prepare for initial contact with multiple parties

When you finally make contact, be prepared to explain how you obtained their information and the reason for your call, especially if it is a complex ownership structure. You might need to speak to several people before finding the true decision-maker. Be transparent about your intentions.

If you are dealing with a trust, the person you reach might not have full authority and may need to consult with others or the trust's legal counsel. Patience and clear communication are essential. Your goal is to navigate the layers of ownership to find the person who can genuinely engage in a conversation about selling the property.

Questions people ask

What if the skip trace only gives me the trust's name, not an individual?

If you only have the trust's name, try searching public records for the trust's registered agent or the attorney who set it up. These individuals can often lead you to the current trustee or person with authority over the property. You might also try a business skip trace on the trust name itself.

Should I contact all owners/trustees at once if I have their numbers?

It is often best to attempt contact with the primary decision-maker first, usually the listed owner or trustee. If you get no response, then expand your outreach. Contacting everyone simultaneously can sometimes cause confusion or pushback. However, be prepared to speak with any of them.

How do I deal with conflicting phone numbers for the same person from different skip trace reports?

Prioritize the most recent mobile numbers. If a mobile number is listed as 'active' or 'verified', start there. Otherwise, try numbers in sequence, or choose the one that seems most likely to be personal rather than a general business line, if that is your intended contact.