How to prove expenses on a house in an Indiana partition case

Short answer: Gather original receipts and invoices, proof of payment (canceled checks, bank or credit‑card statements showing the payee), contracts and building permits, photos showing the condition before/after work, and a clear, dated summary ledger tying each payment to the house. Organize and authenticate those records so the court can decide credits or reimbursements between co‑owners.

Detailed answer — what the court will want to see

In a partition case the judge will decide how to divide the property or whether to order a sale and how to account for expenses, repairs, improvements, rents, and mortgages between co‑owners. To obtain a credit or reimbursement for money you spent on the house, you must show two things:

The item or service was actually provided (work was done, materials bought, tax or insurance paid).
The payment was made by you and related to the property at issue.

Use documentary evidence plus witness or contractor testimony where needed. Indiana partition and property law issues are covered in Indiana property statutes and court practice; for general reference see the Indiana Code (Title 32, Property) at the Indiana General Assembly website: https://iga.in.gov/legislative/laws/2024/ic/titles/32. For rules on admitting business records and other evidence, see the Indiana Rules of Evidence: https://www.in.gov/judiciary/rules/evidence/.

Essential documents and proof

Original receipts and invoices from suppliers, contractors, plumbers, electricians, etc. Invoices should show the vendor, the work performed or items sold, the address of the property when possible, and the date.
Proof of payment: canceled checks (front and back), bank statements, or credit‑card statements that clearly show the payee and amount. If a bank statement only shows a transfer (e.g., to a contractor), also include the contractor’s invoice or a receipt tying that transfer to the work.
Contracts and change orders that show the scope of major work and agreed prices.
Permits and inspection documents issued by local government for major repairs or improvements. Permits help show necessity/legal compliance and link the work to the property.
Before/after photographs with dates (phone photos with metadata, where available) documenting the condition of the property and the completed work.
Insurance claims, mortgage, and tax records showing payments you made for property taxes, hazard insurance, or mortgage payments that should be accounted for.
Estimates and bids received prior to work (helpful to show reasonableness of cost).
Business records affidavits or custodian statements when you rely on vendor records that might otherwise be excluded as hearsay. Under the business‑records exception, properly authenticated vendor records may be admitted—check the Rules of Evidence or talk to an attorney.
Affidavits from contractors or witnesses (signed, sworn statements) confirming that work was performed and was paid for.

How to organize the evidence

Create an itemized, dated spreadsheet or ledger that lists: date, vendor, description of work/item, amount, method of payment, and exhibit number for supporting documents.
Group supporting documents by line item and mark each document as an exhibit (Exhibit 1, Exhibit 2, etc.). Courts and opposing counsel prefer a one‑to‑one match between ledger items and documents.
Keep originals. Provide clear, legible copies to the other parties and the court. If originals are lost, prepare a sworn affidavit explaining why and how you reconstructed the record.
Redact unrelated personal information on bank statements (account numbers) but avoid altering anything that would prevent authentication.

Authentication and admissibility

Documents must be authenticated. Typical ways to authenticate include:

Testimony from the person who paid or prepared the record (you or the vendor).
An affidavit from the vendor or custodian of records or a party’s business records affidavit under the business‑records exception to hearsay.
Introduced with a chain of custody if a document came from a third party (bank or contractor).

Bank statements alone may show that money left your account, but the court will want to see who was paid and for what. A canceled check with the payee and a matching contractor invoice is far stronger than a standalone statement entry. If a payment was made in cash, you will need contemporaneous receipts, contractor affidavits, or other corroboration.

Common problems and how to fix them

No original receipt: Get a sworn affidavit describing the expense and obtain a confirmation from the vendor if possible. Courts will accept reconstructed records less readily than original documents.
Payment made by someone else: If another co‑owner paid and you want credit, prove the payment and explain any agreement to share costs—emails, text messages, or a written agreement help.
Repairs vs. improvements: Courts often treat necessary repairs (to preserve property) differently than voluntary improvements (which increase value). Document why the work was necessary (e.g., code violations, safety issues, emergency repairs) and whether the improvement increased value.
Mixed‑use payments (personal and property): Separate and document the portion that went to the property. Provide invoices showing allocation or a clear explanation supported by records.

Using discovery and subpoenas to get records

If the other party has the receipts or bank records you need, request them in discovery. If the records are held by a bank, contractor, or third party, you can subpoena those records. Courts generally permit subpoenas for financial and vendor records if they are relevant to the accounting in a partition action.

Helpful hints

Start collecting and organizing documents now — old papers become harder to authenticate over time.
Make a clear, written chronology linking payments to dates and specific repairs or improvements.
When you pay a contractor, always get a written invoice that lists the property address and a description of the work, and ask for a receipt when you pay.
Where possible, pay by check, debit, or credit card rather than cash so you have a payment record.
Keep photos with timestamps and location details when possible. Phone photos often include metadata helpful to authentication.
If you plan to ask the court for reimbursement for major improvements, get an independent appraisal or estimate of increased value to support your claim.
Consult an Indiana attorney early if the case involves large amounts, complex improvements, or disputes over who is owed what. An attorney can help with discovery, subpoenas, and presenting evidence correctly.
For procedural rules, deadlines, and local practices, check the Indiana trial court rules and your county court’s procedures. General information is available at the Indiana courts website: https://www.in.gov/courts/.

Disclaimer: This article explains general principles of Indiana property and partition practice for educational purposes only. It is not legal advice, and it does not create an attorney‑client relationship. For advice about your specific situation, consult a licensed Indiana attorney.