What Happens When the Earlier Estate Ends Too Soon
At common law, a contingent remainder could be destroyed if the preceding estate ended before the condition was met. Arizona rejects that old rule entirely.
If the earlier estate ends too soon, the contingent remainder is not lost. It takes effect once the triggering condition occurs. The law treats it as if the earlier estate had lasted the full time.
A remainder valid in its creation is not defeated by determination of the precedent estate before the contingency occurs upon which the remainder is limited to take effect. If the contingency occurs after determination of the precedent estate, the remainder shall take effect as if the precedent estate had continued to the time when the contingency occurs.
A.R.S. § 33-228(A)This protection matters for families who create conditional property arrangements. If the life tenant dies early, for example, the contingent remainder is not accidentally destroyed. It stays in place, waiting for the specified condition.
Sales, Transfers, and Mergers Cannot Eliminate the Remainder
Arizona law also protects contingent remainders from being wiped out through transactions involving the earlier estate.
The alienation of a particular estate upon which a remainder depends, whether the alienation is by deed or will or by the union of such particular estate with the inheritance by purchase or by descent, shall not operate to defeat, impair or in any way affect such remainder.
A.R.S. § 33-228(B)If someone holding a life estate sells, gives away, or transfers their interest, the contingent remainder survives. Even if the life estate merges with the larger ownership interest through inheritance or purchase, the future interest stays intact.
This gives the person who holds the remainder meaningful protection against interference by the life tenant or anyone else.