My wife and I own a co-op in California as joint tenants, along with my mother. We would like to leave this arrangement alone until she passes away, to avoid tax liability on her portion of the property. However, we are concerned that she may get in an accident or otherwise be liable for something, and then they would go after her house. I was thinking that she could fill out a quitclaim deed but we wouldn't record it unless we needed to. Opinions?