First Steps After Probate Begins: Deciding What to Do With the Property
When probate begins, the legal process of settling an estate is officially underway. But for many families in King County and across Washington, the real question quickly becomes: “What do we do with the house?”
It’s common for the family home to be the largest and most emotional asset in the estate. Deciding whether to sell, rent, or keep it can feel overwhelming — especially when you’re also grieving and managing other estate responsibilities. Here are the first steps to take once probate has started and you’re considering what to do next with a property.
1. Secure and Stabilize the Property
The very first priority is making sure the property is protected.
Insurance: Confirm that the home is properly insured. Standard homeowners insurance may not cover a vacant property, so an estate or vacant-home policy may be required.
Utilities: Keep essential utilities active (heat, water, electricity) to avoid damage. Consider shutting off non-essential services.
Security: Change the locks if needed, forward mail, and place a lockbox on the door for controlled access.
2. Clarify Authority and Ownership
Once the court has appointed a Personal Representative (PR) and issued Letters Testamentary or Letters of Administration, that person has legal authority to manage the estate’s real estate. It’s also important to:
Verify if the property is owned solely by the decedent or shared with others.
Check for any liens, mortgages, or title issues.
Confirm whether the property is part of the probate estate or held in a trust.
3. Evaluate the Property’s Condition
Before making any big decisions, take stock of what shape the property is in.
Look for urgent issues such as leaks, mold, pests, or safety hazards.
Identify maintenance items like roof condition, plumbing, or electrical.
Decide whether personal property clean-out, an estate sale, or professional staging will be needed.
A professional walk-through can quickly highlight what needs to be addressed to preserve the home’s value.
4. Align Family Goals
Every family approaches inherited property differently. Some want to sell quickly, others want to hold on, and sometimes there are mixed opinions. This is the moment to ask key questions:
Does anyone want to keep the home and buy out the other heirs?
Does the estate need to sell to cover debts and expenses?
Would renting it short-term help cover costs until probate closes?
Clear, early conversations help avoid disputes later.
5. Get a Professional Valuation
Understanding the property’s value is essential. A probate-focused Realtor can provide a Comparative Market Analysis (CMA), while a licensed appraiser may be required for tax or court purposes. It’s helpful to know both the “as-is” value and what the property might sell for with repairs or improvements.
6. Know Your Timing Options
In Washington, you don’t need to wait until probate closes to sell a property. With proper authority, a Personal Representative can list and sell the home during probate. The proceeds simply go into the estate account until final distribution. This flexibility can reduce carrying costs and help the estate settle more efficiently.
7. Explore Your Options
Once you’ve gathered the facts, you can weigh the paths forward:
Sell As-Is: Fast and simple, though it may leave equity on the table.
Light Prep and List: Clean-out, minor repairs, and staging often yield a higher sale price.
Rent Temporarily: Generates income but adds management responsibilities.
Keep in the Family: Requires refinancing or buyouts between heirs.
Each option has trade-offs, and what’s best depends on your family’s goals and the estate’s needs.
8. Build Your Support Team
Managing inherited property doesn’t have to fall on one person’s shoulders. Many families rely on a combination of:
A probate attorney for legal guidance.
A Realtor who specializes in probate sales.
Estate service providers for cleanouts, repairs, and staging.
Insurance and financial advisors to manage risk and cash flow.
Having the right team in place makes the process smoother and less stressful.
Final Thoughts
Deciding what to do with an inherited property during probate is rarely easy. It’s a balance of practical, financial, and emotional factors. The good news is: you don’t have to figure it out alone. With the right guidance and a clear plan, families can protect their loved one’s legacy while moving forward with confidence.
If you’re in the middle of probate and unsure of the next step with a property, I specialize in guiding families through this exact moment. Whether you choose to sell, rent, or keep the home, I can provide the resources, strategy, and support to make the process easier.
