Skip tracing

How to get phone numbers for a property in an irrevocable trust

Getting phone numbers for a property held in an irrevocable trust requires a different approach than standard skip tracing. You need to identify the trustee or beneficiaries, as the trust itself is the legal owner, not an individual, and then trace those individuals.

October 28, 2026 · 3 min read

The challenge of irrevocable trusts in skip tracing

An irrevocable trust legally owns the property, not an individual. This means standard public records searches for owner names will only show the trust name, not a personal name to skip trace. The phone number will not be tied to the property address in the same way.

Your goal is to identify the trustee—the person or entity legally responsible for managing the trust's assets—or the beneficiaries, who ultimately benefit from the trust. These are the individuals you need to contact.

Starting with public records: the deed

First, pull the deed to the property from the county recorder's office. This document will show how the property was transferred into the trust. It will usually state the name of the trust, the date it was created, and, critically, often name the trustee.

Sometimes, the deed itself provides enough information about the trustee (a full name or even an address) to begin your skip trace. If the trustee is a corporate entity (e.g., a bank's trust department), that presents a different path.

Finding the trust document (if possible)

In some jurisdictions, or if the trust holds significant public assets, the trust document itself might be recorded or available through public probate records if the original grantor is deceased. This is rare for private trusts, but worth checking.

The trust document would explicitly name the trustee(s) and potentially the beneficiaries. However, this is not legal advice. If you get stuck, a local real estate attorney might be able to guide you on specific local record access.

Targeting the trustee for skip tracing

Once you have the trustee's name, whether an individual or a corporate entity, you can proceed with standard skip tracing methods. For an individual, run their name through your data vendor. Focus on mobile numbers, as landlines are often outdated. You can learn more about what a skip trace actually returns here: /learn/what-a-skip-trace-actually-returns.

If the trustee is a corporate entity, you might need to find their main contact number and then navigate their phone tree to reach the trust department or a specific individual responsible for that trust. This is often more about persistence than pure data.

Considering beneficiaries (with caution)

If you cannot find the trustee, or if the trustee is unresponsive, you might consider attempting to locate beneficiaries. However, reaching out to beneficiaries directly without going through the trustee can be a delicate matter and might not always be appropriate or effective.

Beneficiary information is less likely to be public. You might find clues through obituaries of the grantor, or through probate records related to the grantor's estate. If you do contact a beneficiary, they will likely direct you back to the trustee. Speed to Seller lists replies directly from homeowners, simplifying this process. More details at /compare/skip-tracing-vs-done-for-you-leads.

Patience and persistence are key

Skip tracing properties in irrevocable trusts is typically more complex and time-consuming than individual owners. It requires methodical research and often multiple steps to identify the right contact person.

Do not get discouraged if the first skip trace does not yield a direct mobile number. Be prepared to dig through various public records and use different data points to build a profile for the trustee or relevant individual. What is a motivated seller lead? Learn more at /learn/what-is-a-motivated-seller-lead.

Questions people ask

Can I just call the listed address and ask who the trustee is?

You can try, but it is often unsuccessful. If the property is vacant, no one will answer. If someone is living there, they might not know or be willing to provide that information due to privacy concerns. It is usually more effective to find the trustee's contact information directly through records.

Is it legal to contact a trustee or beneficiary of a trust?

Generally, yes, as long as you are following standard outreach practices (like not calling numbers on the Do Not Call list without prior consent). You are attempting to buy a property, which is a legitimate business inquiry. This is not legal advice, so consult an attorney if you have specific concerns about your local laws.

What if the trustee is an attorney's office?

If the trustee is an attorney, call their office and explain you are interested in purchasing a property held in a trust they manage. They might act as an intermediary, or they might provide you with a specific contact within the trust's management. Be professional and clear about your intent.