Washington Ends ‘Probates for Profit’ Scam — Whatcom County Heirs Should Know Before Selling an Inherited Home
If you are handling a loved one’s home after a death, you are already carrying enough. You should not have to worry about strangers inserting themselves into the estate to profit off the situation.
A recent Washington Attorney General case put a spotlight on that exact behavior and secured a court order to stop it.
In October 2025, a King County judge ordered two people and their companies to pay more than $7 million and permanently barred them from acting as probate administrators after the state proved they used the court system to take control of deceased strangers’ estates and siphon money away from heirs. This is recent, Washington specific, and it matters here in Whatcom County.
I work with heirs, executors, and trustees across Bellingham and Whatcom County on the real estate side of probate. Most of my job is helping you protect the property, coordinating cleanout and sale prep, and getting the sale closed without wasted time or money. What follows is a plain-English breakdown of what happened in the case and how you can protect yourself.
What the Attorney General’s case was about
The Attorney General’s Office proved that two individuals and their companies ran a multi-year operation to become third-party probate administrators on roughly 200 estates. (This in itself is a totally legal business model, and I work all the time with local, professional administrators in this exact role.)
But these were not true “professionals.” These scammers collected large and unjustified fees and commissions, including from at least 90 estate home sales worth over $28 million. Ultimately, the court entered more than $7 million in penalties, restitution, fees, and costs, and issued a permanent injunction keeping them from acting as probate administrators in the future.
Action Step: If anyone you do not know tries to step into your probate as a “professional administrator,” pause and get advice from your attorney before you sign anything.
How “probate for profit” can show up in real life
Here is the pattern the state described. When a person dies without a will, courts can appoint an administrator to handle the estate – this can be a family member, or a hired professional. The defendants, in the role of hired professional, took advantage of their position to then charge excessive fees. The judge’s findings also include examples of personal property taken from estates and money wrongly moved among accounts.
This was not a single misunderstanding. It was an entire scandalous system.
Action Step: As soon as you’re aware of an inherited house, establish immediate control of the house and its contents. Arrange to change locks, document what is there with photos or video, and keep a simple inventory. I can coordinate this locally in Whatcom County so you have control from day one.
What this means for heirs and executors in Whatcom County
For local families, the takeaway is reassurance and caution.
Reassurance: Washington is actively prosecuting this behavior and won a permanent injunction and multi-million-dollar judgment. Restitution is slated to be distributed to affected estates.
Caution: Scammers move fast when there is no clear decision maker. They look for vacant property, unclaimed mail, or a filing they can jump into. The window between a death and the court issuing “Letters of Administration” is when families are most vulnerable.
Action Step: If you are in that vulnerable window, get clear on who has legal authority and who does not. If you are not sure, call me. I can recommend local, trusted probate attorneys, and both they and I will explain how the process works here. We can point you to the right next move while we help you keep the property secure.
How to protect your family’s estate property, step by step
Confirm who has authority
If there is a will, the named personal representative is usually the one. If there is no will, a family member can petition to have an Administrator appointed. Until someone has authority, be cautious about signing listing agreements, cleanout contracts, or authorizations for access.
Secure the property
Change locks, stop porch mail, check heat and water, and document the condition. In Whatcom County, weather and vacant homes can be a bad combination. I can arrange locksmiths and quick checks so you are not doing this from out of state.Control information
Do not share keys or documents with anyone outside the family and your chosen professionals. If someone claims to be “appointed,” ask for the court order and verify it with your attorney or the clerk.Choose your team on purpose
Pick the attorney, the real estate help, and the cleanout crew. Do not let a stranger pick themselves. If you need a starting point for the real estate side, here is my local probate hub: Probate & Estate Help in Bellingham and Whatcom County.
Action Step: Write down one simple rule and stick to it. No third parties get access or authority unless you and your attorney agree in writing after you verify credentials.
Red flags to watch for
Someone you do not know “already filed something” and wants you to sign quickly
Vague promises of “handling everything” in exchange for an unusually high fee
Pressure to sell the house immediately to a specific buyer connected to the administrator
Resistance to giving you copies of filings or court orders
Action Step: If any of these pop up, slow the process and get a second set of eyes. I will tell you what is normal in Whatcom County and what is not.
If a stranger is already involved in your case
Do not panic. Ask for the case number and the most recent court order. Washington’s case shows that these situations can be unwound and money recovered, but speed and clarity matter. The Attorney General’s office secured orders for restitution and penalties here in Washington, which is a strong signal to courts and families that this conduct will not be tolerated.
Action Step: Gather documents, secure the house, and get appropriate legal counsel. If you need local coordination on the property while you sort the legal side, I will handle the locks, utilities, winterization, cleanout quotes, and valuation.
Your next step
You are allowed to slow down, get facts, and make a calm plan. When you contact me for a consultation, I will walk the property, give you a realistic value in its current condition, and tell you which fixes are worth doing and which are wasted money. I will help you secure the home, line up cleanout and donation, and coordinate the sale on your timeline, even if you never fly in.
Start here: Work With Me
This article is general education. Your situation is unique, and you should confirm details with a qualified attorney before you act.
Frequently asked questions
Q: Does this case change how probate works in Whatcom County
A: No. Probate is still the legal process to gather assets, pay creditors, and distribute what remains. The case is a reminder to choose your fiduciaries and vendors on purpose and to verify authority.
Q: Can a court appoint someone who is not a family member
A: Yes, courts can appoint a third-party administrator in some situations, especially if no one steps forward. That is why it is important for a qualified family member to petition promptly when appropriate.
Q: What should I do first with the house
A: Secure the property, document condition, keep utilities on to protect systems, and decide whether the home will be sold as-is or after light prep. I can walk you through the tradeoffs for Bellingham and Whatcom County.
Sources and why I’m linking them:
Washington Attorney General news release on the “probates for profit” judgment, published October 13, 2025. This is the official summary of the case, orders, and restitution details. (Washington Attorney General)
Helpful internal resources:
My local probate and inherited-property resource hub with timelines, cost guidance, and next steps specific to Bellingham and Whatcom County: https://brandonnelson.com/bellingham-probate
Book a short call so we can triage your exact situation:https://brandonnelson.com/work-with-me
