For most King County homeowners, the house is what drags an estate into probate. A transfer-on-death deed or a living trust keeps it out—here is how to set up either one and record it locally.
For a King County property owner, the biggest probate risk is the home itself. Real estate is what forces most families into the Superior Court. The two tools that keep a King County home out of probate are a transfer-on-death deed recorded with the County Recorder, and a revocable living trust that holds title to the property.
Skipping this planning step means the Superior Court decides who receives the property: a simple Washington probate takes 4+ months and opens with $290 in court filing fees.
A transfer on death deed names a beneficiary who receives King County property automatically at the owner's death, without probate. It is recorded with the County Recorder during the owner's lifetime and can be revoked at any time.
Before recording, a Washington transfer on death deed is signed with notary acknowledgmentRCW 64.80.010 to 64.80.904Verified Oct 19, 2026View source. The deed takes effect only if it is recorded before the owner's deathRCW 64.80.010 to 64.80.904Verified Oct 19, 2026View source.
Deeds and other real property documents for King County are recorded with the County Recorder at 201 South Jackson Street, Suite 204, Seattle, WA 98104. Phone: 1-206-477-6620. Hours: Monday-Friday 8:30 AM-4:30 PM (recording ends at 3:30 PM).
The County Recorder charges $304 for the first page plus $1 for each additional page. A 2-page transfer on death deed costs $305 to record in King County. A transfer on death deed is exempt from transfer tax.
King County accepts electronic recording through Simplifile.
Recording Office Record
King County
Phone
Hours
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E-recording
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Recording fees
| Base fee (first page) | $303.5 |
| Each additional page | $1 |
| Real Estate Excise Tax Affidavit$5 state technology fee on every transfer, plus $5 more when no tax is due because an exemption is claimed; $10 minimum in fee(s) and/or tax (RCW 82.45.180). Paid to the county treasurer, not the auditor. Not required for a TOD deed | |
| Transfer tax on a TOD deed | TOD deeds are exempt from transfer tax |
RCW 36.18.010; RCW 36.22.170; RCW 36.22.175; RCW 36.22.240; RCW 36.22.250; RCW 36.22.185
Verified October 17, 2026 · Source
FirmEverett, WA
Serves Snohomish County and north King County from the historic Edwards House on Colby Avenue in Everett, where the firm has practiced for over forty years. Handles probate and trust administration alongside estate litigation, including TEDRA will contests and accounting disputes.
PracticesEstate PlanningTrust AdministrationProbateProbate Litigation
FirmSeattle, WA
Seattle firm focused on estate planning, probate, trust administration, and trust and estate disputes. Assists executors, personal representatives, and trustees with administration, including federal and state estate tax returns, and handles will contests, claims against fiduciaries, trust interpretation suits, and contested guardianships.
PracticesEstate PlanningTrust AdministrationProbateProbate Litigationand 3 more
FirmKirkland, WA
Kirkland firm with a second office in Kent, serving King County. Handles Washington probate on flat fees, including opening probate without going to court, and prepares estate plans designed to avoid probate. A free strategy session evaluates whether probate is needed.
PracticesEstate PlanningProbate
FirmTacoma, WA
Serves Pierce, King, and Thurston counties from offices in Tacoma, Seattle, and Olympia. Represents personal representatives in formal and summary probate and in estate and trust administration, and represents beneficiaries in will contests, undue influence claims, and trust litigation, including challenges to the actions of an executor or trustee. Also handles guardianships.
PracticesEstate PlanningTrust AdministrationProbateProbate Litigationand 2 more
FirmSeattle, WA
Multi-state firm with Washington offices in Seattle, University Place, Olympia, Spokane, Richland, Kennewick, and Dayton. Guides personal representatives through probate and estate administration, from gathering assets and paying debts to transferring ownership, and handles elder law matters including Medicaid planning and guardianship. Consultations are available by phone or video.
PracticesEstate PlanningProbateElder LawConservatorshipand 4 more
FirmKent, WA
Serves South King County from Kent, taking matters from Auburn, Covington, Enumclaw, Federal Way, Renton, and Tukwila as well as Seattle, Bellevue, and Tacoma. The wills and probate department represents family members in probate actions and guides administrators of existing estate plans, and drafts wills, revocable and irrevocable trusts, powers of attorney, and health care directives.
PracticesEstate PlanningTrust AdministrationProbateTax Planningand 4 more
Firm listings are for informational purposes only. SimplyTrust does not endorse or recommend any specific firm or attorney. Contact firms directly to verify their current practice areas and availability.
Data sourced from Washington statutes and official state code. How we research.
Free forms for planning your estate in Washington: will, living trust, pour-over will, powers of attorney and TOD deed. Prepare each form for Washington.
In Washington, a will is signed before 2RCW 11.12.020Verified Oct 19, 2026View source witnesses, and a self-proving affidavit signed with it lets the court admit it without witness testimonyRCW 11.12.020Verified Oct 19, 2026View source.
In Washington, a codicil is signed before 2RCW 11.12.020Verified Oct 19, 2026View source witnesses, like a will, and the self-proving affidavit signed with it lets the court admit it without witness testimonyRCW 11.20.020(2)Verified Oct 25, 2026View source.
Washington allows a choice for a healthcare power of attorney: 2RCW 11.125.050; RCW 11.125.400; RCW 70.122.030; RCW 7.70.065Verified Oct 15, 2026View source witnesses or a notary.
In Washington, a HIPAA release names who may receive your records and, as the state requires, names HIV/AIDS-related information and mental health recordsRCW 70.02.220(1), (2)(a) (2013 c 200 § 6; last amended 2021 c 270 § 5); cross-references chapter 70.24 RCW; RCW 70.02.230(1) (2013 c 200 § 7; version in effect until June 30, 2027, last amended 2024 c 209 § 32)Verified Jun 10, 2026View source expressly before a provider releases them.
Washington requires explicit durability language for a power of attorney to survive incapacityRCW § 11.125.050Verified Oct 21, 2026View source, and it is signed before 2RCW § 11.125.050Verified Oct 21, 2026View source witnesses or a notary.
In Washington, a transfer on death deed is signed before a notaryRCW 64.80.010 to 64.80.904Verified Oct 19, 2026View source, then recorded with the county before the owner's deathRCW 64.80.010 to 64.80.904Verified Oct 19, 2026View source. Washington does not recognize a Lady Bird deed.
In Washington, the living will is the Health Care DirectiveRCW ch. 70.122 (Natural Death Act)Verified Sep 27, 2026View source, a document of its own, apart from the healthcare power of attorney.
In Washington, a pour-over will is signed before 2RCW 11.12.020Verified Oct 19, 2026View source witnesses and moves anything left outside the trust into it through probate.
Free tools for planning your estate in Washington: will and trust costs, trust or TOD deed, and the signing rules. Run each tool for Washington.
In Washington, a will is signed before 2RCW 11.12.020Verified Oct 19, 2026View source witnesses, and notarization is not requiredRCW 11.12.020Verified Oct 19, 2026View source.
Washington recognizes a will signed under the law of the place where it was signedRCW 11.12.020Verified Oct 19, 2026View source; a will signed in Washington itself needs 2RCW 11.12.020Verified Oct 19, 2026View source witnesses, and notarization is not requiredRCW 11.12.020Verified Oct 19, 2026View source.
In Washington, a will-based plan pays probate attorney fees of typically 2.2%Modeled estimate under RCW 11.48.210 (reasonable compensation; no statutory percentage): the hours the statutory fee schedules imply, at the state's surveyed hourly rateVerified Sep 9, 2026View source to 3.5%Modeled estimate under RCW 11.48.210 (reasonable compensation; no statutory percentage): the hours the statutory fee schedules imply, at the state's surveyed hourly rateVerified Sep 9, 2026View source of the estate; a funded revocable trust keeps those assets out of probate and off that fee.
An attorney-prepared revocable living trust in Washington runs $3,400Estimate: 10 hours at $340, Clio's Washington Trusts rate; Compare Lawyer Rates, 2025 dataVerified Oct 15, 2026View source to $5,100Estimate: 15 hours at $340, Clio's Washington Trusts rate; Compare Lawyer Rates, 2025 dataVerified Oct 15, 2026View source for an individual, against $0 to $549 up front plus a subscription with an online service.
An attorney-prepared will in Washington runs $1,164Estimate: 3 hours at $388, Clio's Washington Wills and Estates rate; Compare Lawyer Rates, 2025 dataVerified Oct 15, 2026View source to $2,328Estimate: 6 hours at $388, Clio's Washington Wills and Estates rate; Compare Lawyer Rates, 2025 dataVerified Oct 15, 2026View source, against $0 to $299 up front with an online service, and probate on a $500,000 estate adds about $27,599RCW 11.48.210 (reasonable compensation; no statutory percentage)Verified Sep 9, 2026View source.
Compare what it costs to make a trust official across SimplyTrust, LegalZoom, Trust & Will, Rocket Lawyer, and Quicken WillMaker.
In Washington, a parent names a guardian for a minor child in a will or a separate signed writingRCW 11.130.215(2)(a); RCW 11.12.020 (will formalities)Verified Sep 16, 2026View source, and the nomination covers the child until the age of majority, 18RCW 26.28.010Verified Sep 16, 2026View source.
Probate in Washington takes 4 months to 6 months for a simple estate and charges attorney fees of typically 2.2%Modeled estimate under RCW 11.48.210 (reasonable compensation; no statutory percentage): the hours the statutory fee schedules imply, at the state's surveyed hourly rateVerified Sep 9, 2026View source to 3.5%Modeled estimate under RCW 11.48.210 (reasonable compensation; no statutory percentage): the hours the statutory fee schedules imply, at the state's surveyed hourly rateVerified Sep 9, 2026View source of the estate; assets held in a revocable trust skip both.
Estate planning articles for Washington.
Estate planning articles for Washington.
