What should you do with an inherited house in the first 30 days?
By Sam Yusufi, Certified Probate & Trust SpecialistUpdated
Short answer
Focus on protecting the house, not selling it. Secure it, photograph every room, tell the insurance company it may be vacant, and keep the utilities and bills current. Gather the paperwork, hold off on belongings until someone has legal authority, and talk to an attorney before signing anything.
Before anyone talks about selling, the house just needs to be looked after. Here's what helps most in the first few weeks.
- Keep it secure. Lock the doors and windows, and have someone stop by at least once a week.
- Take photos before anything changes. Photograph every room, inside and out, before any cleaning or repairs. It gives the estate and the whole family a clear record of the home's condition.
- Call the homeowner's insurance company. Let them know the owner has passed and the home may be empty. Many policies limit coverage when a home sits vacant, so ask what you need to do to stay covered.
- Keep the utilities on. Power, water, and heat protect the house from damage and make it easier to show later.
- Keep up with the bills. The mortgage, property taxes, insurance, and HOA dues don't pause. Keep every receipt, and ask the attorney how those payments will be handled.
- Hold off on the belongings. It's natural to want to start sorting. Wait on selling or giving away anything of value until someone has the legal authority to do it.
- Gather the paperwork. Look for the will or trust, the deed, recent mortgage, HELOC, and property tax statements, the insurance policy, and any HOA information. Order several certified copies of the death certificate.
- Talk to an attorney before signing anything. That includes offers from investors who reach out by mail or phone. There's no rush to respond.
And here's why it matters: a well-cared-for house protects the value of the estate for everyone in the family.