Who Should Be on Your Probate Support Team?

Going through probate is rarely something families prepare for — and when a property is involved, the complexity multiplies. Executors and heirs often find themselves asking: “Who do I even call to help with all of this?”

The truth is, probate isn’t just a legal process — it’s also emotional, financial, and logistical. The best way to navigate it is with the right support team around you. Here are the key professionals most families need when handling an estate property in King County and throughout Washington.

1. Probate Attorney

A probate attorney ensures the estate is administered correctly under Washington law. They:

• File necessary petitions and documents with the court.

• Advise the Personal Representative (PR) on fiduciary duties.

• Handle creditor claims and disputes between heirs.

• Guide whether property can be sold during probate (in WA, this is usually allowed).

Why it matters: Without legal guidance, executors risk mistakes that delay probate or cause personal liability.

2. Certified Probate Realtor

A Realtor who understands probate (like a CPRES) is critical if the estate involves real estate. They:

• Provide accurate valuations (as-is vs. market-ready).

• Help secure and maintain the property.

• Connect you with cleanout, repair, and staging professionals.

• Manage the sale process while respecting court timelines and heir dynamics.

Why it matters: Not every agent knows probate timelines or how to handle multiple heirs. Specialized experience keeps things smooth.

3. Estate Services / Clean-Out Specialists

When a loved one passes, the home is often full of belongings — sometimes decades worth. Clean-out services can:

• Organize, catalog, and distribute personal property.

• Manage estate sales or auctions.

• Handle donation, recycling, and disposal.

Why it matters: This is one of the most emotionally difficult and time-consuming parts for families. Having professionals helps you focus on decisions, not logistics.

4. Accountant or CPA

Taxes don’t stop for probate. A CPA can:

• File the decedent’s final income tax return.

• Prepare the estate’s fiduciary tax return.

• Advise on capital gains if the property is sold.

• Help heirs understand step-up in basis rules for inherited property.

Why it matters: Missteps here can cost thousands in unnecessary taxes.

5. Financial Advisor / Planner

A financial advisor helps heirs and beneficiaries make sense of inheritance. They:

• Manage distribution of cash assets.

• Provide investment strategies for inherited funds.

• Coordinate with the PR on liquidity needs for the estate.

Why it matters: Probate often involves large, sudden financial shifts. Guidance ensures decisions support long-term goals.

6. Insurance Specialist

Vacant or inherited properties need different coverage than an occupied home. An insurance specialist can:

• Secure vacant-property or estate policies.

• Ensure liability coverage during clean-outs or sales.

• Review life and liability policies tied to the estate.

Why it matters: Families often assume insurance is “covered” — until a claim is denied.

7. Contractors & Service Providers

From small repairs to full renovations, contractors keep the property market-ready. Commonly needed services include:

• Locksmiths & security companies.

• Plumbers, electricians, and roofers.

• Landscaping & maintenance crews.

• Stagers and photographers.

Why it matters: Even minor fixes can add significant value to an estate sale.

Bonus: Emotional Support Network

Probate is as much about grief as it is about paperwork. Families benefit from:

• Therapists or grief counselors.

• Support groups (local and online).

• Trusted friends or advisors who can step in when decision fatigue sets in.

Final Thoughts

Probate isn’t something anyone should go through alone. The right support team not only protects the estate’s value — it protects your peace of mind.

As a probate-focused Realtor here in Seattle, my role is often to be the “quarterback” — helping families assemble the right team, coordinating services, and guiding the property decision-making process.

If you’re starting probate and feeling unsure of who you need on your side, I’d be honored to be your first call. Together, we can build the right team for your family’s needs.