Inherited property action checklist for Bainbridge Island.

Phase 1: First 72 Hours

Immediate steps to secure the property and gather critical documents.

• Secure the property: confirm all entries locked, document existing access
• Note any time-sensitive risks: active leaks, open access, unsecured exterior
• Photograph the current exterior condition
• Locate the will, any trust documents, and estate planning paperwork
• Identify the executor or personal representative named in the will (if any)
• Contact the estate attorney if one has been identified in the documents
• Preserve and inventory personal property until the authorized representative confirms what may be distributed, donated, sold, or discarded

Phase 2: Legal Authority and Probate/Trust Review

This phase requires legal guidance. The information here is a general orientation, not legal advice. Consult a Washington State attorney.

• Determine how title is held: joint tenancy, tenancy in common, trust, community property, or solely in decedent's name

  • Each structure has different transfer rules: do not assume probate is or isn't required without legal review
• If trust-owned: confirm trustee identity and authority to sell; gather full trust document
• If not in trust or joint tenancy: probate may be required: confirm with a Washington State estate attorney
• Obtain certified death certificate: multiple copies (title companies require one, bank accounts require one, etc.)
• Review current Washington Courts Probate and Estate forms and the Kitsap County Clerk's local probate resources

  • A form list is not a determination that probate is required or that a specific form set is sufficient
• If a personal representative has been appointed, confirm whether the court granted nonintervention powers and what the order, will, and RCW 11.68.090 authorize
• Do not make binding sale commitments until legal authority to sell is confirmed by an attorney or title company

Phase 3: Co-Owner Communication

Applies when multiple heirs or beneficiaries have an interest in the property.

• Identify titled co-owners, beneficiaries, heirs, trustees, personal representatives, and other potential signers without assuming those groups are identical
• Initiate early, direct communication among the people involved and ask a title company or attorney who must legally approve and sign
• Document who has agreed to any proposed sale path
• Confirm all signing parties are locatable, reachable, and legally able to participate in a closing
• If required parties disagree, ask an attorney about negotiation, mediation, court, or other available processes before assuming a particular remedy

Phase 4: Property Security and Insurance

• Contact the current homeowner's insurer to notify them of the change of occupancy and ownership
• Ask specifically how the policy defines vacancy or a change in occupancy, when restrictions begin, and what documentation the insurer requires
• Request a vacancy endorsement or separate vacant-property policy if standard coverage lapses
• Ask the insurer and mortgage servicer what coverage and notification requirements apply; do not assume the prior policy continues unchanged
• Arrange for a trusted person on-island to check the property regularly
• PNW weather risk is real: even winter months without hard freezes bring moisture, moss, and wood rot if the property is not maintained
• Consider winterizing water systems if property will be vacant in cold months

Phase 5: Mortgage, Property Taxes, and Utilities

• Contact the mortgage servicer: due-on-sale clauses may apply upon transfer
• Request current payoff amount and confirm monthly payment status
• Use the Kitsap County Assessor for parcel and assessed-value information: kitsap.gov/assessor
• Use the Kitsap County Treasurer or a title company to verify current property-tax balances and due dates
• Transfer or continue utility accounts to prevent shutoffs: electric, water, heat, garbage
• Note whether any utility arrears exist and confirm they are paid before closing

Phase 6: Personal Property and Cleanout

• Inventory personal property: some items may have estate or monetary value
• Consult estate attorney or executor before removing or distributing personal property
• Consider an estate sale if significant household goods remain
• Plan ferry-aware logistics for cleanout crews and haulers: allow extra lead time
• Bainbridge Island Transfer Station for debris and bulk disposal (hours and accepted categories subject to change)
• Note hazardous materials: paint, chemicals, old appliances: separate disposal requirements apply
• Get written cleanout, hauling, storage, or estate-sale estimates before comparing sale paths; scope and cost vary by property and contents

Phase 7: Condition, Permit, and Septic Records

• Walk the property when safe; photograph condition including any visible damage or deferred maintenance
• Gather any records of recent repairs or known issues from the decedent's files
• Request permit history from City of Bainbridge Island Permitting: bainbridgewa.gov/1287/Permitting
• If on septic: request records from Kitsap Public Health District: kitsappublichealth.org/dwos/selling
• If private well: locate well log and most recent water quality test
• Note any unpermitted additions or work: required disclosure on Washington Form 17

Phase 8: Sale Path Comparison

• Understand the realistic probate or trust clearance timeline before committing to a sale schedule
• Get a comparative market analysis from a licensed real estate agent in 98110
• Understand what a traditional listing would require: repairs, staging, time, and cost
• Get a direct purchase offer if applicable: compare to traditional listing on a net-proceeds basis
• Use the net-proceeds estimator at webuybainbridge.com/calculator to model both paths
• Factor in carrying costs during any sale process: taxes, insurance, utilities compound monthly
• Estate tax and capital gains implications: consult a CPA or estate tax advisor: these are not real estate questions
• Ask a tax professional about inherited-property basis; IRS Publication 559 explains the general rule and important exceptions
• Treat the transfer into an heir or beneficiary and a later third-party sale as separate events; Washington DOR publishes current inheritance-related REET guidance

Phase 9: Closing

• Confirm the title company has received all required estate or probate documents
• Coordinate all signing parties: heirs, trustees, or court-appointed representatives
• Review the closing disclosure carefully before signing; verify payoffs, credits, and net proceeds
• Confirm proceeds disbursement plan among heirs or into the estate
• Retain closing documents for estate tax purposes
• After closing: notify relevant agencies, update estate records, and consult CPA on tax obligations