[WSBAPT] Disposition of Real Property at Death

Tue Mar 17 18:31:23 PDT 2026

If they made mortgage payments during the marriage,  would that make the
house community property? If not, hopefully the heirs (living parents or
siblings)  to 1/8 of the house do the right thing and disclaim their
potential interest.

Respectfully,

Jamia S. Burns
Attorney at Law
(360) 739-6379
Office: 1200 Dupont St., Suite 1-D
Bellingham, WA 98225 (By Appointment Only)
jamia at jamiaburnslaw.com
www.jamiaburnslaw.com

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On Tue, Mar 17, 2026, 6:20 PM Mark McClure, J.D. - McClure Law Group <
mark at mcclurelawgroup.com> wrote:

> 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
> <https://www.google.com/maps/search/1103+West+Meeker+Street,+%23101+Kent,+WA+98032+Office:%C2%A0+253?entry=gmail&source=g>
> Kent, WA 98032
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>
> Office:  253
> <https://www.google.com/maps/search/1103+West+Meeker+Street,+%23101+Kent,+WA+98032+Office:%C2%A0+253?entry=gmail&source=g>.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
> <https://www.google.com/maps/search/909+A+Street,+Suite+600+%7C+Tacoma,+WA+98402?entry=gmail&source=g>
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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
> <https://www.google.com/maps/search/1103+West+Meeker+Street,+%23101+Kent,+WA+98032+Office:%C2%A0+253?entry=gmail&source=g>
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> <https://www.google.com/maps/search/1103+West+Meeker+Street,+%23101+Kent,+WA+98032+Office:%C2%A0+253?entry=gmail&source=g>
>
> Office:  253
> <https://www.google.com/maps/search/1103+West+Meeker+Street,+%23101+Kent,+WA+98032+Office:%C2%A0+253?entry=gmail&source=g>.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 *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
> <https://urldefense.proofpoint.com/v2/url?u=https-3A__app.leg.wa.gov_RCW_default.aspx-3Fcite-3D11.04.015&d=DwMGaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=-GmOVePHrMxpHDsqhlpu0IV7jy1tkCWDKAKJmc3TDcg&m=5aTrEagF5QG8hGdVN-AB_MESWRrCeB9_-x13fWxGoCOPd4xp6K1m7UQIuBPhQWOz&s=RwqJchHPx8zx4UwTHSYX4ygrfHDOihmT-jjfSoEOUos&e=>
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>
>
>
>
>
>
> *Sara D. Longley*
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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
> <https://www.google.com/maps/search/1103+West+Meeker+Street,+%23101+Kent,+WA+98032+Office:%C2%A0+253?entry=gmail&source=g>
> Kent, WA 98032
> <https://www.google.com/maps/search/1103+West+Meeker+Street,+%23101+Kent,+WA+98032+Office:%C2%A0+253?entry=gmail&source=g>
>
> Office:  253
> <https://www.google.com/maps/search/1103+West+Meeker+Street,+%23101+Kent,+WA+98032+Office:%C2%A0+253?entry=gmail&source=g>
> .631.6484
> Email: Mark at McClureLawGroup.com
>
> *Notice of Unavailability:*
>
> *TBD*
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>
>
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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)*
>
> *Attorney-at-Law*
>
> 3909 California Avenue SW
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> (206)938-5500
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> heatherd at westseattlelaw.com
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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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