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.
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
Is it possible that the worry and sadness about your Maltese is infecting how you feel about *everything* right now?
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.