Heir to a House in Whatcom County? Here’s exactly what to do

Dec 26

Did you just inherit - or become the personal representative to - a well-lived-in home that is still full of a lifetime of accumulated personal property… and you are not sure where to start?

Are relatives texting that they can “come over with a truck this weekend“?

Did a postcard from a buyer promise cash in five days if you sign today?

If that sounds familiar, you are probably wondering who, what, and how in the world you should approach the situation. You’re reasonably wondering how to stay legal in Washington, how to keep everyone safe, how to avoid leaving money on the table, and how to move forward without turning this in to a family fight.

You might also be asking if you need to file anything with the court before touching a box,. whether you must fix anything - or everything - and how real those cash offers really are.

If the above is resonating, then you are in the right place. Below is a simple, Whatcom County and Washington-specific plan that protects you, preserves value and get the property market-ready without wasting time or money.

The Sequence that Matters in Washington

No one can act for the estate until a court appoints someone. Acting first can create injury, insurance, title issues, and account headaches. The winning order is authority, documentation, remediation, minimal make-ready, honest marketing. Follow that and you will move quickly without creating new problems.

Your 48-hour stabilization plan

Retain a Washington Probate attorney
Ask counsel a file a petition to appoint an Administrator. If there are multiple equal heirs, one can be appointed with the others’ written consents. If the home is unsafe or at risk, ask for a short-term Special Administrator so someone can legally secure and preserve assets now.
To learn Special Administrators in Washington, use this link:
https://app.leg.wa.gov/rcw/default.aspx?cite=11.32
Verify insurance and secure the property
Confirm vacant-dwelling coverage requirements with the insurer. Once the court issues Letters, change locks and post safety notices for workers.
Create a visual inventory before touching anything
Record slow video of each room and take wide photos. Set up a “save table“ by the front door for documents, ID’s, keys, jewelry, military records, and photographs. This reduces future disputes and supports your final accounting.
If it’s a hoarder’s house, bring in a licensed hoarding and biohazard remediation
Use a firm that provides a written remediation certificate and disposal records. Ask them to run negative-air machines if needed, remove contaminated material safely, and leave the home broom clean buyers can see the bones.
Open preliminary title immediately
Order a preliminary as soon as you have authority, You do this simple by calling Whatcom Land Title, Chicago Title, or First American Title and asking to “open title“ for your particular address. Then, with title in hand, begin to clear surprise liens, long-term “benefit“ agreements, or deed issues now so your buyer is not delayed later.
Consult with a Realtor who specializes in probate
As an experience probate Realtor, I have seen unthinkable levels of hoarding, i have helped with every phase and aspect of clean-up, and I’ve also had families choose to do none, and sell the property “as is“ with all personal property (and trash, and old vehicles, and falling down structures) left just as they are, while still getting an excellent price and often multiple, competing offers. Contact me for a site and visit and consultation.

Schedule a call with Brandon

The legal backbone you will lean on

Personal Representatives have the right to possess and manage estate real and personal property, collect rents, and keep structures in tenantable repair.

Right to possession and management of estate.

if someone is living at home, Washington’s Residential Landlord-Tenant Act often applies when ending the occupancy or delivering vacant possession. Build proper notice and timing into your plan or use a documented cash-for-keys agreement when appropriate.

RESIDENTIAL LANDLORD-TENANT ACT

Personal Representatives are often exempt from delivering Washington’s standard seller disclosure form, which is why transparent remediation records and clear listing notes matter.

Application—Exceptions for certain transfers of real property.

If the decedent received a certain Medicaid benefits, the state may present and Estate Recovery claim. Coordinate with counsel and escrow early so a notice does not derail closing.

Estate recovery

What to say to well-meaning family and postcard buyers

Use this script to keep things orderly:

“Thank you for offering to help. We are following the court process. Once we have legal authority, we will document the contents and licensed crew will handle hazards. After that, we will consider all offers. If you have interested in buying, please email your terms and we will review them when the property is ready.”

Then, keep tabs on those offers and follow-up communication. I f you hire me or another Realtor to help you with the process and sale, we’ll review the pre-listing offers one by one and I’ll explain what we look for to qualify or disqualify them.

What to avoid

Do not start clean up before the court issues Letters.
Do not allow untrained helpers inside hazardous home.
Do not sign a purchase agreement until you understand title, insurance, and any creditor claims.
Do not overspend on remodels. Most buyers former hoarder home will price the heavy work themselves.

FAQs

Q: Can I accept a cash offer before the court appoints me?

A: You can talk to buyers, but you should not bind the estate or begin clean up until you hold court-issued Letters authorizing you to act. You could also be leaving major money on the table. Be sure to consult with a Realtor who specializes in probate before signing anything from an investor or other buyer.

Q: What exactly does a Special Administrator do?

A: A Special Administrator preserves estate properly during an urgent period before full appointment. Think securing, stabilizing, and preventing loss under the court’s supervision.

https://app.leg.wa.gov/rcw/default.aspx?cite=11.32.030

Q: Do I have to disclose every defect?

A: Washington often exempts Personal Representatives from the standard seller disclosure form, but transparency still helps your sale. Include your remediation certificate if you obtain one, and clear notes so buyers understand condition.

https://app.leg.wa.gov/rcw/default.aspx?cite=64.06.010

Q: What if relative is living at the property?

A: Work with counsel under Washington’s RLTA rules. You may need notice, a written move-out agreement, or court involvement. the Build time into your plan.

https://app.leg.wa.gov/rcw/default.aspx?cite=59.18

Q: Will investors disappear if I take week to do this right?

A: Serious buyers prefer safe, documented properties. A short delay to follow the right sequence usually improves offers and reduces last-minute renegotiations.

Your next step

if you just inherited a house, you are allowed to slow down. Get lawful authority, document everything, remediate hazards with licensed professionals, create a sale strategy to optimize your net proceeds, and then bring the property to market honestly.

If you want help building a plan in Whatcom County, I will walk the property, outline the sequence, coordinate vendors, and price the home in its real, current condition so you can make a calm, informed decision. If the desire and home warrant a remodel before listing, I can walk you through that process and project-manage every aspect of it. I’ve done it many, many times for others.

Schedule a call with brandon