[WSBAPT] Disposition of Real Property at Death
Mark McClure, J.D. - McClure Law Group
mark at mcclurelawgroup.com
Tue Mar 17 18:20:10 PDT 2026
Hi Nick, the plain reading of 11.04.015(d) seems to not care when the
separate property was acquired. If there are no surviving issue, no
surviving parents, no surviving issue of the parents (brother’s, sisters,
nieces, nephews, etc.) – then to the surviving spouse.
*RCW 11.04.015 <http://app.leg.wa.gov/RCW/default.aspx?cite=11.04.015>*
*Descent and distribution of real and personal estate.*
The net estate of a person dying intestate, or that portion thereof with
respect to which the person shall have died intestate, shall descend
subject to the provisions of RCW *11.04.250*
<http://app.leg.wa.gov/RCW/default.aspx?cite=11.04.250> and *11.02.070*
<http://app.leg.wa.gov/RCW/default.aspx?cite=11.02.070>, and shall be
distributed as follows:
(1) Share of surviving spouse or state registered domestic partner. The
surviving spouse or state registered domestic partner shall receive the
following share:
(a) All of the decedent's share of the net community estate; and
(b) One-half of the net separate estate if the intestate is survived by
issue; or
(c) Three-quarters of the net separate estate if there is no surviving
issue, but the intestate is survived by one or more of his or her parents,
or by one or more of the issue of one or more of his or her parents; or
*(d) All of the net separate estate*, *if* there is *no surviving issue*
*nor* *parent* *nor* *issue of parent*.
*Mark C. McClure* *| *
*Managing Attorney *Law Office of Mark McClure, PS
*"Why Retire With Debt?"*1103 West Meeker Street, #101
Kent, WA 98032
Office: 253.631.6484 (Leave Msg - Will be returned within 24 hours)
Email: Mark at McClureLawGroup.com
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*From:* wsbapt-bounces at lists.wsbarppt.com <wsbapt-bounces at lists.wsbarppt.com>
*On Behalf Of *Nick Pleasants
*Sent:* Tuesday, March 17, 2026 5:57 PM
*To:* WSBA Probate & Trust Listserv <wsbapt at lists.wsbarppt.com>
*Subject:* Re: [WSBAPT] Disposition of Real Property at Death
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
*Nicholas Pleasants | Shareholder*
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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
Pronouns she/her/hers
909 A Street, Suite 600 | Tacoma, WA 98402
phone 253.572.4500 | fax 253.272.5732 | www.eisenhowerlaw.com
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*From:* wsbapt-bounces at lists.wsbarppt.com <wsbapt-bounces at lists.wsbarppt.com>
*On Behalf Of *Mark McClure, J.D. - McClure Law Group
*Sent:* Tuesday, March 17, 2026 5:20 PM
*To:* WSBA Probate & Trust Listserv <wsbapt at lists.wsbarppt.com>
*Subject:* Re: [WSBAPT] Disposition of Real Property at Death
Thanks! Helps to read the statute. :)
*Mark C. McClure* *| *
*Managing Attorney *Law Office of Mark McClure, PS
*"Why Retire With Debt?"*1103 West Meeker Street, #101
Kent, WA 98032
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*From:* wsbapt-bounces at lists.wsbarppt.com <wsbapt-bounces at lists.wsbarppt.com>
*On Behalf Of *Sara D. Longley
*Sent:* Tuesday, March 17, 2026 5:13 PM
*To:* WSBA Probate & Trust Listserv <wsbapt at lists.wsbarppt.com>
*Subject:* Re: [WSBAPT] Disposition of Real Property at Death
*See* RCW 11.04.015, Descent and distribution of real and personal estate.
https://app.leg.wa.gov/RCW/default.aspx?cite=11.04.015
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*From:* wsbapt-bounces at lists.wsbarppt.com <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>
*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?"*1103 West Meeker Street, #101
Kent, WA 98032
Office: 253.631.6484
Email: Mark at McClureLawGroup.com
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On Tue, Mar 17, 2026, 5:04 PM Laura Latta <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>
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
Pronouns she/her/hers
909 A Street, Suite 600 | Tacoma, WA 98402
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*From:* wsbapt-bounces at lists.wsbarppt.com <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>; WSBA Probate
& Trust Listserv <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
Heather S. de Vrieze
*(she/her)*
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*From:* wsbarp-bounces at lists.wsbarppt.com <wsbarp-bounces at lists.wsbarppt.com>
*On Behalf Of *Mark Anderson
*Sent:* Tuesday, March 17, 2026 4:18 PM
*To:* WSBA Real Property Listserv <wsbarp at lists.wsbarppt.com>; WSBA Probate
& Trust Listserv <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*ANDERSON LAW FIRM PLLC
821 Dock Street, Suite 209
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