DC Probate Checklist
A step-by-step checklist for Washington DC Personal Representatives managing estate property.
Documents You Will Need
Gather these documents before listing. Having everything organized keeps the DC Superior Court process moving smoothly.
Property Assessment and Preparation
Secure the Property
Change locks, confirm insurance coverage, transfer utilities. DC properties, especially row houses and condos, may have specific HOA requirements. Notify the HOA or condo association if applicable.
Assess Property Condition
Walk through every level. DC row houses often have unique features: alley access, English basements, rear additions, and shared walls. Document everything with photos. Pay attention to roof condition, HVAC, and any signs of moisture in basements.
Address Lead Paint Requirements
DC has some of the strictest lead paint regulations in the country. If the property was built before 1978, a lead paint inspection may be required before sale. This is not optional in DC and can delay or derail a transaction if not addressed early.
Declutter and Clean
Remove personal items and excess furniture. Clean the entire property, including windows. DC buyers often tour many properties in a single weekend, and first impressions matter. Highlight character features like exposed brick, original millwork, and hardwood floors.
Stage for the DC Market
DC buyers value space, light, and updated kitchens and bathrooms. If the property has these features, showcase them. Simple staging and good photography are essential in the competitive DC market.
Pricing Strategy
DC's real estate market demands hyper-local pricing knowledge:
- Neighborhood-specific analysis: DC property values vary dramatically by neighborhood, block, and even side of the street. Use comparable sales from the immediate area. Georgetown pricing differs enormously from Anacostia.
- Parking premium: In DC, off-street parking is a significant value driver. A property with a garage or parking pad may command substantially more than one without.
- Condition and updates: DC buyers, particularly in competitive areas, expect updated kitchens and bathrooms. Factor the cost of updates into pricing strategy.
- Court documentation: The Personal Representative should maintain a clear record of the pricing rationale and market analysis for the Probate Division's review.
Tax Implications
DC Estate Tax
Washington DC imposes its own estate tax. The DC exemption currently mirrors the federal estate tax exemption, but DC does not offer portability between spouses. The estate may owe both federal and DC estate tax. Consult a tax professional for the current thresholds.
Capital Gains
The estate receives a stepped-up basis to the fair market value at the date of death. DC capital gains are taxed at the same rates as regular income. If the property is sold quickly after death, gains are usually minimal.
DC Property Tax
DC property taxes are prorated at closing. The seller pays through the day before closing. DC property tax rates vary based on property classification (residential, commercial) and assessed value.
Real Property Transfer Tax
DC imposes a recordation tax and a transfer tax on real property sales. The recordation tax is typically paid by the buyer, while the transfer tax is typically paid by the seller. The transfer tax rate is approximately 1.1% of the sale price. These costs should be factored into the estate's financial planning.
Disclaimer: Tax information is provided for general guidance only. Consult the estate's tax professional or attorney for advice specific to your situation.
Watch: Property Preparation
Videos on getting your estate property ready to sell.
Preparing a Probate Property for Sale
Should You Repair Before Selling?
Probate Property Valuation
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