Many Washington homeowners turn to a Transfer on Death Deed (TODD)—also called a Beneficiary Deed—as a way to pass their property directly to loved ones without going through probate.

It’s a smart estate planning tool, but preparing and recording it correctly can be trickier than it looks. Many homeowners spend weeks trying to figure it out themselves, only to realize they need help.

When Daniel and his sister purchased a home together several years ago, it was meant to be a shared investment — a comfortable place for both to live and build equity. Over time, life took different turns. His sister married, moved out, and stopped contributing to the mortgage, leaving Daniel and his growing family solely responsible for the payments and upkeep.

Years later, she demanded to sell the property and force a sale that would have displaced Daniel’s family from the home they had lived in and maintained for years.