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Inheriting a house can come with a lot of emotion—and a lot of questions. One of the biggest is:
“Can I sell the house without going through probate?”
In Washington, the answer depends on how the property was passed to you, what’s in the will, and whether other heirs are involved.
Let’s break it all down so you know what’s possible—and how to move forward.
First: What Is Probate?
Probate is the legal process of settling someone’s estate after they pass away. That includes:
- Verifying the will (if one exists)
- Paying off debts
- Distributing assets, like the house
If you were named in a will, the property usually has to go through probate unless there are exceptions (which we’ll get into next).
Can You Sell an Inherited House Without Probate in Washington?
Yes—in some situations, probate isn’t necessary.
Here are the main ways to avoid it:
1. Survivorship Rights or Joint Tenancy
If the property was co-owned with right of survivorship, it automatically transfers to the surviving owner(s). This is common with spouses.
➡️ You can typically sell the property immediately, without probate.
2. Transfer-on-Death (TOD) Deed
Washington allows TOD deeds, where the original owner names a beneficiary. This deed skips probate and transfers ownership automatically.
➡️ If this applies, you can sell the house as the legal owner—no probate needed.
3. Living Trust
If the house was in a revocable living trust, and you’re the successor trustee, probate is avoided. The trust instructions determine what happens next.
➡️ You can sell the house per the trust’s terms.
4. Small Estate Affidavit (RCW 11.62.010)
If the entire estate is under $100,000, you may be able to use Washington’s small estate process. This lets you skip probate with a simple affidavit.
➡️ This works well for modest estates and allows for a fast, legal sale.
When Probate Is Required
If the house was not jointly owned, not in a trust, and there’s no TOD deed, probate is likely required—especially if there are:
- Multiple heirs
- No clear title
- Disagreements among family
- Outstanding debts or liens
Can You Sell a House While It’s in Probate?
Yes, but there are rules:
- The executor or administrator of the estate must handle the sale
- You may need court approval, depending on the situation
- Proceeds are typically used to pay debts, then distributed to heirs
We’ve worked with families across Washington—including in Yakima, Everett, and Spokane—to help simplify probate sales.
Why Families Choose to Sell Inherited Houses Fast
Many families don’t want to hang on to an inherited house. Common reasons include:
- It needs major repairs
- There are multiple heirs and no agreement
- The house is vacant and becoming a liability
- You live out of town and don’t want to manage it
- You simply need cash fast to settle affairs
At REI Branded Home Buyer, we make as-is cash offers so you can move on quickly, whether probate is required or not.
How We Can Help
We’re not just house buyers—we’re problem solvers. If you inherited a property and you’re unsure what to do next, we can:
- Help you determine if probate is needed
- Connect you with a local probate attorney
- Buy the property quickly and respectfully
- Close on your timeline, with zero fees
Call us at 509-769-3439, or contact us online. You can also email info@reibrandedhomebuyer.com.
Disclaimer: This article is for informational purposes only and does not constitute legal or financial advice. Please consult with an attorney to determine whether probate is required in your specific case.
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About REI Branded Home Buyer
Real People. Real Stories. Real Solutions. We’re George and TJ — two regular guys who teamed up to create REI Branded Home Buyer, a local company with one simple mission: to help people sell their homes without stress, games, or pressure. We actually met at a local real estate meetup. A mutual friend randomly shouted, “Hey George, do you want to be this guy’s mentor?” George laughed and said, “Just give him my cell!” A coffee meeting later, and the rest is history. We've been working together ever since. Our passion for helping homeowners comes from personal experience. George was once homeless, so he deeply understands what it’s like to face housing uncertainty. TJ’s family went through a crisis and had to sell their home fast — with the help of a cash homebuyer. Those experiences shaped who we are and inspired us to create a company that treats people the way we wish we’d been treated. Let’s be real: the real estate world is full of shady companies, pushy salespeople, and sleazy homebuyers who care more about profit than people. We started REI Branded Home Buyer because we believe it should be the other way around — people first, profit second. We’re proud to call Spokane home. Our wives, Jenny and Michelle, love the slower pace of life here and all the outdoor beauty Washington has to offer. George and Jenny have two amazing daughters and two dogs — they love to travel and recently visited Japan to see their daughter abroad. TJ and Michelle are outdoor lovers through and through — backpacking, hiking, hunting, fishing, even rock climbing. Michelle’s become quite the mountaineer! If you’re thinking about selling a house — no matter the reason — we’d love to hear your story and see how we can help.