If you are navigating the probate process and have the responsibility of managing, and/or selling real estate as part of settling the estate, you’re in the right place. 

First of all, I am very sorry for your loss. I know you are navigating what is likely a rapid-onset of logistics and difficult emotions at the same time, and this is not easy. Please know that I am here to help. 

Throughout my nearly 20 years as a Whatcom County Realtor, I’ve gained a lot of experience and a special interest in the unique process of probate, estate, and trust sales – or selling property after a loss. It is very much a team effort, and in working with me you have access to my entire network of experienced professionals, specialists, and referrals. 

In this post, I will share some of the reasons that working with a Realtor with extensive experience in probate and estate sales differs from a “regular real estate agent.” 

While you may think of a “Realtor” as someone you call just to market and sell properties, a Realtor who specializes in probate should be thought of as more of a “Project Manager.”  

Here are some examples of the network and specific tasks a probate specialist such as myself may refer to you, and frequently includes in my work:

The very first call after learning of a death

If you just learned of a death and don’t know what your first call should be, I highly recommend you reach out to Support Officer Community Care. 

This is a Whatcom County non-profit organization that exists for this exact situation, to provide comfort, resources, guidance and help to those who experience unexpected loss or trauma, and to the first responders.

Support Officer volunteers go through extensive training and are uniquely qualified to help in your exact situation, from the moment the first responders arrive on site.  

I am a proud member of the Support Officer Board of Directors, and I wholeheartedly support the organization’s mission. 

I can help with initially securing the property

If the decedent lived alone and the property now sits empty, one of the most important first steps is simply securing it against trespassers, squatters, the elements, and neglect. 

I help with all those steps, including: 

• An initial visit to make sure windows, doors, vehicles and valuables are secured and safe.

• I’ll check appliances, lights, running water, etc. to make sure what should be “on” is on, and what should be “off” is off.

• I’ll check that heating and water heater thermostats are set properly if the house will be empty for any period of time. 

• I’ll assess whether additional security, locks, and/or a security / motion light should be installed. 

If so, I can have that done for you by a qualified professional.

Let’s make sure the mail is collected, and any future delivery is secure

Mail is a critical piece of managing a decedent’s estate. 

The estate administrator or executor will need ongoing access to the mail to make sure all debts and bills, checks, and other important matters are listed, handled, and accounted for. 

If mail service to the property will be ongoing, we may want to consider installing a secure, locking mailbox. 

If so, I can have that done for you. 

Locate the will, if there was one

Do you know if the decedent left a will? If so, do you know where it was stored? 

It is estimated that two-thirds of American adults don’t have a will. 

If you know, or believe, that the decedent did in fact have one, we will want to locate it.

If it might be in the house, and if you personally are not able to travel to Whatcom County to locate it, the volunteers with Support Officer Community Care can help try to locate it 

I am of course happy to help as well.

Once the will is located, you’ll want to read it carefully, determine if it is you or someone else who was named as Executor or Executrix, and have that person get the will filed with Whatcom County Superior Court.

The estate attorney you ultimately hire (see below) will help with this important step.  

Helping you find the right attorney – if one is needed – to consult about probate

With the house, any vehicles, and mail secured, it’s time to reach out for a consultation with a qualified attorney. 

You may or may not need an attorney, but consulting with one is a good idea.

Similar to my specialty with probate and estate real estate sales, there are attorneys who specialize in this area of law as well. 

I’ve created a list of the local, specialist attorneys, as well as the questions to ask them during an initial consultation and interview. 

You can find that list of attorneys and the list of suggested questions here. 

I will prepare a Report of Current Market Value of the real estate

Settling the decedent’s estate includes knowing its fair market value at the date of death. 

Our market in Bellingham, WA has been on a relatively steady incline for over a decade. 

Whether or not settling the estate will involve selling the property, you’ll need a report of its market value for tax purposes. 

I will prepare that for you, in a format that is acceptable and defensible by heirs, tax accountants, the WA State Department of Revenue, and the IRS. 

These are some of the basic initial steps after a death. 

Remember my message from the start of this article: You are not alone. 

I am here to help, I have helped many other people in your situation, and I invite you to reach out to me at your convenience for a no-obligation phone call or meeting.