Top 7 Things to Do With a Vacant Probate Property in King County
When a loved one passes, the family home is often the estate’s most valuable asset. But if the property sits vacant during probate, it can quickly shift from an asset to a liability. Vacant homes face unique risks — from insurance loopholes to vandalism — and as executor, trustee, or personal representative, you are legally responsible for protecting the estate.
Here are the seven most important steps to take with a vacant probate property:
1. Update the Insurance Immediately
Most people don’t realize that standard homeowner’s insurance may stop covering a house if it sits vacant for more than 30–60 days. That means a fire, flood, or break-in could leave the estate completely unprotected.
Call the insurance provider right away.
Ask for a vacant property policy or vacancy endorsement.
Document the change for the probate file.
Failing to insure properly can expose the estate — and the executor personally — to financial liability.
2. Change the Locks and Control Access
Don’t assume old keys floating around are harmless. Family, friends, neighbors, even contractors may have copies.
Change the locks immediately.
Use a Realtor lockbox for controlled access.
Keep a log of who enters and when.
Securing the property is part of your fiduciary duty to the estate.
3. Keep Utilities Running (at the Right Levels)
Many executors make the mistake of shutting everything off. That can cause burst pipes, mold, or foundation issues.
Keep heat set to ~55°F in winter.
Keep electricity on for lights and security systems.
Consider reducing, but not eliminating, water service.
Think “protect the house, not live in the house.”
4. Ask Neighbors to Be Allies
A vacant house is obvious. Grass grows, mail piles up, lights stay off. These are red flags for burglars or squatters.
Forward the mail to the estate.
Arrange lawn care and snow removal.
Let neighbors know the home is in probate and ask them to call you if they see activity.
A watchful neighbor can be the cheapest security system available.
5. Document and Maintain the Property
Probate courts and heirs expect accountability. If you spend estate funds on the house, you need receipts and records.
Keep a log of all property visits.
Save receipts for locksmiths, landscapers, cleaners.
Take periodic photos to document condition.
This protects you as executor and makes the attorney’s accounting process smoother.
6. Preserve Value and Marketability
Even if the family hasn’t decided to sell yet, maintaining curb appeal matters.
Regular lawn care and cleaning.
Handle small repairs like leaks or broken windows.
Stage or lightly update if planning to sell.
In Washington, probate properties can often be listed before probate is fully closed, helping heirs access proceeds faster.
7. Explore Funding and Sale Options Early
Vacant properties cost money: insurance, taxes, utilities. If the estate is cash-poor, consider:
Probate advances or estate loans to cover carrying costs.
As-is investor offers for speed.
Full-service sale prep for maximum value.
Understanding options early gives you flexibility and ensures the estate gets the best outcome.
Final Thoughts
Managing a vacant probate property is about more than just protecting the house — it’s about protecting the executor from liability and preserving value for the heirs.
I specialize in probate real estate across Seattle and King County, helping families secure, insure, and prepare estate properties for sale.
📞 Call me at (206) 852-7780 or visit chrissweeneyprobate.com to discuss your options.
