Whatcom County Probate Real Estate: What Happens After Probate Is Granted
If you just received word that probate has been granted in Whatcom County, Washington, you might be thinking, “Okay, now what?” This is a very common question and you are not alone.
The weeks after a loss are a blur of paperwork, keys, utilities, mail, and decisions. This guide walks you through what typically happens next in Bellingham and across Whatcom County, in plain language, so you can move from uncertainty to a workable plan.
I help individuals and families with the real-world side of probate property here in Whatcom County. Over 19 years in local real estate and many dozens of probate sales as a Certified Probate Real Estate Specialist, I’ve learned how to translate legal terms into clear next steps and then manage the details: who does what, and by when, especially when real property is involved.
First, what “probate is granted” actually means
When the court grants probate, it formally recognizes a Personal Representative for the estate. If there is a valid will, that person is usually called the Executor. If there is no will, the court appoints an Administrator. Either way, that person is the Personal Representative, and they receive court documents that prove their authority.
If there is a will, the court issues Letters Testamentary.
If there is no will, the court issues Letters of Administration.
Throughout this article I will refer to either of these as simply “Letters.”
Washington often allows “nonintervention powers,” which means the Personal Representative can act with minimal court supervision. Title companies and banks will still need to see your Letters and ID, but you don’t have to get every step and every move approved by the court.
Action Step: find, download, or request a certified copy of your Letters and keep it handy. You will need it for banking, insurance, and real estate.
The Personal Representative takes control of the estate
The first job is to secure the estate’s money and property, and to separate it from everyone’s personal finances.
Get an Employer Identification Number (EIN) for the estate (issued by the IRS… just go to IRS.gov), then open an Estate Bank Account. All estate income and expenses run through this account.
Change locks, forward mail, and confirm or adjust insurance coverage, especially if the home is now vacant.
Turn on basic utilities and keep the heat low but active so the home stays healthy through our Pacific Northwest moisture and winters.
Start a folder or spreadsheet for every dollar in or out. Future accounting is much easier when you record as you go.
Action Step: open the Estate Bank Account as soon as your Letters arrive. Do not pay probate bills from your personal account.
Gather and value the assets
Now you create a clear picture of what the person owned and what it is worth today.
Real estate: get a current market analysis from a local probate-savvy agent. We will look at condition, necessary safety fixes, as-is value, and optional improvements that actually return money to the estate.
Financial accounts: list banks, investment accounts, retirement accounts, and any payable-on-death designations.
Vehicles and titled property: collect titles, registrations, and loan info.
Personal property: group household contents into keep, donate, sell, and dispose. If there are valuables or collections, consider a written appraisal to support fair distribution among heirs.
Action Step: build a simple “asset list” first, then add values. If you do not know a value yet, leave it blank and keep moving. Momentum matters.
Notify creditors and handle claims
Washington has a specific process to give creditors a fair chance to file claims, and to give the estate clarity on what must be paid.
The Personal Representative arranges for a Notice to Creditors to be published. Known creditors should also receive direct notice.
In Whatcom County, these are the authorized newspapers for this notice:
Bellingham Herald: 360-676-2600
Cascadia Daily News: 360-922-3090 opt. 3
Lynden Tribune: 360-354-4444
Record Journal (Ferndale): 360-384-1411
The Northern Light (Blaine): 360-332-1777
Publishing the notice starts a defined window for most creditor claims. If you do not publish, certain claims can hang around much longer, which can delay distribution.
Valid claims, taxes, and administrative expenses are paid from estate funds, not from the Personal Representative’s personal money.
Action Step: keep copies of the published notice and all mailed notices, and track every claim, whether accepted or rejected, in your accounting file.
Decide what to do with the family home
For many families, the house is the biggest decision and the most emotional one. You may intend to keep it in the family, sell it as-is, or complete targeted fixes to maximize net to the estate. In Whatcom County, you also factor in carrying costs like property taxes, HOA dues in places like Sudden Valley, utilities, and insurance while the estate holds the property.
Here is how I typically help:
Walk the property and flag safety and liability items first, for example, occupant hazards, missing smoke or CO detectors, leaking plumbing, severe rot, etc.
Set a real market value in its current condition, then model two or three “what if” paths, such as light cleanout only, light cleanout plus paint and yardwork, a full as-is sale to a cash buyer, or potentially using the Compass Concierge $25,000 zero-interest loan to do more substantial remodeling prior to sale.
Coordinate cleanout, donation, and, if it makes sense, an estate sale to honor and place useful items in the community.
Action Step: make property prep decisions based on net proceeds to the estate, not on a to-do list that looks impressive but does not return dollars.
Can you sell the home before probate is “over”?
Often, yes. With nonintervention powers, Washington Personal Representatives can typically list and sell real property without going back to court for each step. Title will require your Letters and standard seller documents. We time the closing to make sure legal requirements are met and funds land in the estate account for proper accounting and distribution.
Action Step: before you sign any listing paperwork, confirm that your Letters include authority to sell, and that the estate bank account is open to receive proceeds.
Handle ongoing bills and protect value
An empty home still has monthly obligations. Missing these can create larger problems.
Maintain basic utilities, yard care, winterization, and alarm or periodic checks.
Keep insurance active, and be sure the carrier knows the home is vacant. That wording matters.
Pay only estate-related bills from the estate account and save invoices and receipts.
Action Step: set one calendar day each week to pay bills, update the ledger, and reply to any creditor mail. Routine reduces stress.
Final accounting and distribution
When debts, taxes, and expenses are paid, the Personal Representative prepares a final accounting. This is a plain-English summary of what came in, what went out, and what remains to distribute. Distribution follows the will. If there is no will, Washington’s intestacy rules decide who receives what.
Washington allows a streamlined wrap-up when certain conditions are met, often through a Declaration of Completion. You may also seek approvals from interested parties to reduce later disputes. The Personal Representative may be entitled to a reasonable fee for their work, which should be disclosed in the accounting.
Action Step: share a draft accounting with interested heirs before you finalize. Questions are easier to resolve before distributions go out.
Your next step
You are allowed to slow down, get clear on your authority, and make decisions with facts instead of pressure. 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. Then you can make a calm, informed decision.
Start here: Work With Me
This article is general education. Your situation is unique, and you should confirm details with a qualified professional before you act.
Frequently asked questions
Q: I live out of state. Do I have to fly to Bellingham to get this started?
A: Usually not. With your Letters and a quick call, we can coordinate keys, locks, cleanout, and valuation, then share everything by video and email so you stay in the loop without traveling.
Q: Do we need court permission to sell the house?
A: If your Letters grant nonintervention powers, you can often sell without a special order. Title will review your authority and the estate will receive the proceeds.
Q: Should we renovate the house before selling?
A: Sometimes light, high-return items make sense, for example, yard cleanup, hauling, paint in a few rooms, or safety fixes. Big remodels rarely pencil out for an estate on a clock. We will run the numbers and decide based on net to heirs.
Q: How long do creditors have to file claims?
A: That depends on notice. Publishing a Notice to Creditors starts a defined 4-month claim window. If you skip publication, certain claims may linger much longer. We will map the timing at the start so your distribution is not delayed.
Q: What if siblings disagree about selling?
A: The Personal Representative must follow the will or, if there is no will, Washington law. Clear accounting and written plans help. If conflict persists, involve the estate attorney early so decisions are documented and defensible.
