[WSBAPT] Disposition of Real Property at Death
Nick Pleasants
npleasants at ohswlaw.com
Tue Mar 17 17:57:07 PDT 2026
The question is which statute is controlling. See RCW 26.16.010 – property acquired before marriage is separate. Of course, there is some argument about comingling, or perhaps Committed Intimate Relationship doctrine, but you have to deal with the plain reading of RCW 26.16.010.
Also look at community property caselaw. I would start with Estate of Borghi, 167 Wn.2d 480 (2009). The character of property as separate or community is determined at the date of acquisition. Borghi at 484, citing to Harry M. Cross, The Community Property Law in Washington, 61 Wash. L. Rev. 13, 39 (1986). Borghi reiterated that Washington follows the “inception of title” theory. The presumption is separate property remains separate absent sufficient evidence to show an intent to transmute the property from separate to community property.
I suppose getting married could be an act intended to transmute, but I’m not sure if there is caselaw on this specific fact pattern where the spouses co-owned it prior to marriage. Might need some more research. This is a thorny issue that definitely requires notice to the intestate next of kin, whoever that may be.
Best,
Nick
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From: wsbapt-bounces at lists.wsbarppt.com <wsbapt-bounces at lists.wsbarppt.com> On Behalf Of Lewis, Amy C.
Sent: Tuesday, March 17, 2026 5:22 PM
To: WSBA Probate & Trust Listserv <wsbapt at lists.wsbarppt.com>
Subject: Re: [WSBAPT] Disposition of Real Property at Death
I’m hearing my mentor from 30 years ago after I asked a question: “Did you read the statute?” 😊
Amy Lewis, Attorney
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From: wsbapt-bounces at lists.wsbarppt.com<mailto:wsbapt-bounces at lists.wsbarppt.com> <wsbapt-bounces at lists.wsbarppt.com<mailto:wsbapt-bounces at lists.wsbarppt.com>> On Behalf Of Mark McClure, J.D. - McClure Law Group
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To: WSBA Probate & Trust Listserv <wsbapt at lists.wsbarppt.com<mailto:wsbapt at lists.wsbarppt.com>>
Subject: Re: [WSBAPT] Disposition of Real Property at Death
Thanks! Helps to read the statute. :)
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Subject: Re: [WSBAPT] Disposition of Real Property at Death
See RCW 11.04.015, Descent and distribution of real and personal estate.
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From: wsbapt-bounces at lists.wsbarppt.com<mailto:wsbapt-bounces at lists.wsbarppt.com> <wsbapt-bounces at lists.wsbarppt.com<mailto:wsbapt-bounces at lists.wsbarppt.com>> On Behalf Of Mark McClure, J.D. - McClure Law Group
Sent: Tuesday, March 17, 2026 5:08 PM
To: WSBA Probate & Trust Listserv <wsbapt at lists.wsbarppt.com<mailto:wsbapt at lists.wsbarppt.com>>
Subject: Re: [WSBAPT] Disposition of Real Property at Death
"Jane likely attains Bob's interest through probate even if the assets are not sufficiently comingled to render them comunity property. "
Why would this be the case rather than next of kin via intestacy la There is always a third cousin....
Mark C. McClure
Managing Attorney
Law Office of Mark McClure, PS
"Why Retire With Debt?"
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On Tue, Mar 17, 2026, 5:04 PM Laura Latta <laura at lauralatta.com<mailto:laura at lauralatta.com>> wrote:
I agree with Heather and Amy, but wanted to add that even if Bob's interest is separate property, Jane receives 100% of Bob's separate property if he is not survived by issue or parents. So based on the facts provided, Jane likely attains Bob's interest through probate even if the assets are not sufficiently comingled to render them comunity property.
On Tue, Mar 17, 2026 at 4:45 PM Lewis, Amy C. <ALewis at eisenhowerlaw.com<mailto:ALewis at eisenhowerlaw.com>> wrote:
I agree with Heather. It is often tempting to look for a way to avoid probate, but going through probate will give the wife (plus her heirs and/or a future title company) certainty that no issues are going to crop up later.
Amy Lewis, Attorney
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From: wsbapt-bounces at lists.wsbarppt.com<mailto:wsbapt-bounces at lists.wsbarppt.com> <wsbapt-bounces at lists.wsbarppt.com<mailto:wsbapt-bounces at lists.wsbarppt.com>> On Behalf Of Heather de Vrieze
Sent: Tuesday, March 17, 2026 4:39 PM
To: WSBA Real Property Listserv <wsbarp at lists.wsbarppt.com<mailto:wsbarp at lists.wsbarppt.com>>; WSBA Probate & Trust Listserv <wsbapt at lists.wsbarppt.com<mailto:wsbapt at lists.wsbarppt.com>>
Subject: Re: [WSBAPT] Disposition of Real Property at Death
The most protective of her interests and rights would be to open a probate, notify any other of Bob’s heirs at law, perhaps articulating her position is that this is community property based on the likelihood that it has been comingled with community property, and if anyone objects, seek a family support award (analysis of eligibility based on other assets and values).
Then Jane can deed Bob’s interest in the property to herself and close the probate.
Heather
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From: wsbarp-bounces at lists.wsbarppt.com<mailto:wsbarp-bounces at lists.wsbarppt.com> <wsbarp-bounces at lists.wsbarppt.com<mailto:wsbarp-bounces at lists.wsbarppt.com>> On Behalf Of Mark Anderson
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To: WSBA Real Property Listserv <wsbarp at lists.wsbarppt.com<mailto:wsbarp at lists.wsbarppt.com>>; WSBA Probate & Trust Listserv <wsbapt at lists.wsbarppt.com<mailto:wsbapt at lists.wsbarppt.com>>
Subject: [WSBARP] Disposition of Real Property at Death
Dear Listmates:
This may be basic to some of you, but not to me, at least this late in the day.
Bob, an unmarried individual, and Jane, an unmarried individual, purchased a home (i.e., real property) as tenants-in-common. Bob and Jane are both obligors on the home loan.
Years go by. Bob and Jane marry each other. They never have any children. They never execute a community property agreement. They never change the title to the home.
Even more years go by. Bob dies without a will. Bob is survived only by Jane.
Jane wants to remove Bob from title to the home. What is Jane's best course of action?
Thanks.
Mark B. Anderson
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