State lawmakers in Olympia are moving to clamp down on so-called "probates for profit" after a lawsuit by the Washington Attorney General alleged that a Tacoma man and his associates turned third-party probate appointments into a sprawling real-estate pipeline that sold at least 90 homes and generated more than $28 million. House Bill 2445, introduced Jan. 13, would tighten who can be appointed as a personal representative and speed up notice to heirs. The bill follows a consumer-protection complaint and a series of court actions that spotlight a broad "suitable person" rule prosecutors say was pushed far past its intended use.
AG complaint says hundreds of probates were filed
The Attorney General’s Office says the defendants filed more than 200 probate actions across Washington over roughly five years, then sold at least 90 homes collectively worth more than $28 million. According to the office, large amounts of money from those sales and related commissions are still unaccounted for. Prosecutors moved to freeze dozens of company bank accounts and are seeking restitution and civil penalties under the state Consumer Protection Act. Assistant attorneys general are pressing the case in King County Superior Court while some defendants remain under court order to turn over records.
What HB 2445 would do
House Bill 2445 would narrow who can step in as a third-party administrator by capping appointments under the "suitable person" provision at two petitions per year, with exceptions for banks, trust companies and attorney-formed professional service corporations. The bill would also require appointed personal representatives to notify heirs or beneficiaries within 20 days of their appointment, bar people with recent felony convictions or with letters of administration revoked in the prior two years, and require probate proceedings to be filed in the county where the decedent lived or where estate assets are located, according to the Washington State Legislature.
Lawmakers and AG argued the loophole was abused
During a House committee hearing, Assistant Attorney General Ben Carr told lawmakers that the statute’s catch-all "any suitable person" language had been exploited and that HB 2445 is aimed at reining that in. As reported by The News Tribune, bill sponsor Rep. Adison Richards characterized the proposal as a way to protect vulnerable people and unattended estates. Republican Rep. Jim Walsh, meanwhile, questioned whether the changes might make probate more confusing or burdensome for ordinary residents trying to navigate the courts without lawyers.
How the alleged scheme worked, per filings
The Attorney General’s complaint outlines a pattern in which the defendants sought out vacant or distressed properties where the owner had died without a will, then petitioned courts to be appointed as administrators. Once in control of the estates, they allegedly hired contractors linked to their group, routed sales through affiliated real-estate firms, and collected commissions and fees along the way. Court filings state that more than 200 such probates were run through this model and that investigators have struggled to track where significant amounts of money from those sales and commissions ultimately went.
Local examples named in reporting
Court documents and news coverage highlight several local cases that put a human face on the paperwork. One Burien case reportedly generated about $110,000 after a woman died of cancer, leaving her sister behind. In another example, filings allege that the accused ringleader and another defendant bought a central Tacoma home in 2021 for $10 plus other consideration. Those specifics were detailed by The News Tribune alongside the Attorney General’s allegations.
Where the bill goes next
HB 2445 is currently in the House Civil Rights & Judiciary Committee, which held a public hearing on Jan. 27 and has scheduled an executive session for Jan. 30, according to the Washington State Legislature. Lawmakers can amend the proposal in committee before sending it to the full House. Both supporters and critics are expected to keep lobbying as the bill moves along while the underlying court case continues on a separate track.
Court rulings and restitution are already in play
The civil lawsuit is layering on top of earlier legal fallout. In October, a King County judge issued a multimillion dollar judgment for deceptive probate practices, a decision described in local coverage of the case, including King County $7 Million Judgment. The Attorney General’s consumer-protection complaint seeks restitution for heirs, financial penalties and injunctions. HB 2445 would add fresh statutory guardrails aimed at making it far harder for third parties to scoop up and sell strangers’ property for profit.
What this means for heirs and homeowners
If lawmakers pass the bill, heirs and next of kin could receive quicker notice when a stranger is appointed to handle an estate, giving families more time and leverage to contest questionable appointments. Repeat third-party petitioners would face tight caps and new disqualifying criteria. For now, the legislative fix and the courtroom fight are unfolding side by side, and together they are likely to reshape how unattended estates are handled in Washington in the months ahead.
