Question about condemned properties and probate?

Question

So, situation is... my friend lives at this house for about 3 years now. Gets mail at this address,  him and  his pregnant girlfriend abd there... 7 dogs... the owner of this house/ 40acre property has since passed away. It was, needless to say a city nuisance.. (trap house I'd say) they moved out some people that were living in abd around the house/ property and were told to clean it up. They put up a metal gate trying to keep people out. But it had been jammed through.. multiple times.  People had brought stolen vehicles (allot, .. like allot) and it was pretty out of control. I forgot to mention. That they had to make their own very steep driveway because the lovely neighbors put up a code entry gate and blocked the right if way of the easement.  And have continually vandalized and destroyed the makings of their new driveway with heavy machinery by putting down trees. Borders, ecology blocks, you name it... making it now unaccessible and hardly walkable. And continue to harrass and threaten anyone who goes up there. People have been shot at. Etc.. 
Anyway, the property has had cops up there pulling out stolen vehicles that have been dumped there. My friend has his dogs and all his belongings there. I called an detective  and he said the property  is condemned and is in probate.. what are their options? They just become homeless now?... mind you.. there is no power abd no water. The well line got crushed I guess thus last Summer and never fixed... abd the power... well. Someone thought he'd make some money in wire and cut it all the way from the house to the road. I can't even believe it... what a uncontrollable nightmare

Barrett Henry · Answer

This is a legal situation, not a real estate question, and your friend needs an attorney, not an agent.

If the property is condemned and in probate, your friend has no legal right to occupy it regardless of how long they've been living there. Condemned means the local government has deemed the property unfit for habitation. Probate means the deceased owner's estate is being processed through the courts to determine who inherits the property. Your friend is not a party to either process unless they have a legal claim to the estate.

Living in a condemned property with no power, no water, and no legal right to be there puts your friend in an extremely vulnerable position. The property can be seized, demolished, or sold through the probate process, and whoever is living there would be required to vacate.

Your friend should contact a legal aid organization in their area for free legal advice. If they've been living there for three years and can demonstrate residency, there may be tenant rights or adverse possession arguments depending on the state, but those are complex legal claims that require an attorney to evaluate.

The immediate priority is safety and housing. Contact local social services, 211, or a community assistance organization to find emergency housing options, especially with a pregnant partner involved.

Loodmy Jacques · Answer

This is a tough situation. I’ll keep it straightforward.

If the property is condemned, it’s legally not safe to live in. The city can require everyone to leave, even if they’ve been there for years. There’s usually no right to stay once it’s been declared that way.

Since the owner passed and it’s in probate, your friend doesn’t have ownership or tenant rights unless there was a lease or something in writing. That means the estate or the court controls what happens next, not your friend.

Given everything you described, no utilities, damage, police activity, it’s unlikely they’ll be allowed to remain there.

What they should do now:

Talk to a local attorney or legal aid. They can confirm if there’s any right to stay or time to move.

Reach out to the city or county housing office. Sometimes they can give short-term help or resources.

Document everything they own and start planning to move belongings before access is restricted.

Avoid conflict with neighbors. That situation can escalate fast and make things worse.

I know it feels sudden, but in cases like this, the priority is safety and getting into a stable place as quickly as possible.

Tricia Jacobs · Answer

Hi Kyla, I also live in Washington State. I recommend your friend call Landlord Tenant Services in Seattle. Good Luck! Sorry to hear what your friends have been going through.

Michael Granados · Answer

Hi Kyla,
Local real estate broker here in Washington. I am not a lawyer but generally....

When a property is in probate and condemned, the legal rights of the occupants change significantly. Because the owner has passed away, the property is currently under the control of an executor or an administrator appointed by the court.
Even if your friend has been living there for three years, if the property is now condemned and in probate, they generally have no legal right to remain.

No Tenancy Rights: If they were not paying rent to the deceased owner under a formal, enforceable lease, they likely do not have "tenancy" status. Even if they had a verbal agreement, the death of the owner often terminates that agreement.

Condemnation: When a city condemns a property, it means it is legally uninhabitable. By staying there, your friend is violating health and safety codes, which gives the authorities the right to remove them immediately—often by force.

I would say they do need to start finding another place to reside to avoid getting evicted.

Definitely recommend they contact some sort of legal professional or can even call 2-1-1. This is a central hub for all community services in Washington State and can guide them in the right direction for their situation.

Question about condemned properties and probate?

Answers (4)

Barrett Henry

Loodmy Jacques

Tricia Jacobs

Are you ready to find a top agent near you?

Michael Granados

Related Questions

Should I renovate my kitchen before selling?

Parking on street legal?

How do i get my part of the house sell?

Is it a scam?

Should I renovate before selling?

Related Blogs

10 Surprising Factors That Can Affect a Home Appraisal

Everything You Need to Know About a Discount Agent

Essential Interview Questions to Ask a Real Estate Agent