When a parent passes away, their house does not just sit neatly on hold while everything gets sorted. Bills still arrive. The garden keeps growing. And somewhere in the back of your mind, you are wondering whether you should be doing something about it.
Probate can take months. The grant itself usually comes through within 8 to 12 weeks, but the full process of settling an estate often runs closer to 9 to 12 months. That is a long time for a property to sit empty.
Here is what you can do in the meantime to keep things under control.
This is the most time-sensitive task on the list. Most standard home insurance policies reduce or void cover once a property has been unoccupied for 30 days. Some give even less notice than that.
As the executor, you have a legal duty to protect the estate’s assets. That includes the property. Contact your parent’s existing insurer as soon as possible to let them know the situation. They may offer short-term cover, but in most cases you will need a specialist unoccupied property insurance policy.
This type of policy typically covers buildings, contents (if items are still inside) and public liability. The cost can usually be paid from the estate, so you should not need to cover it out of your own pocket. Your solicitor can advise on how to arrange this.
An empty house is a vulnerable house. A few simple steps can reduce the risk of break-ins or damage.
Lock all doors and windows, including side gates and shed doors. Check whether spare keys are sitting under plant pots or with neighbours who no longer need them. If post is piling up on the doormat, redirect it through Royal Mail. A letterbox stuffed with envelopes is a clear signal that nobody is home.
If the property will be empty for a while, a timer on a lamp or two can make it look occupied from the outside. Let a trusted neighbour know what is happening so they can keep an eye out for anything unusual.
Empty properties can deteriorate quickly, especially over winter. Pipes freeze. Damp creeps in. Gutters block. A small leak left unchecked for a few weeks can cause serious damage.
Plan to visit the property regularly. Many insurers require inspections every week or fortnight, and they may ask for evidence that these are happening. During each visit, check for leaks, run the taps, flush the toilets and make sure the heating is ticking over on a low setting during colder months.
If you live too far away to visit regularly, ask a local family member or friend to help. Some families arrange for a neighbour to do a weekly check in exchange for a small thank-you.
You will probably want to keep the electricity and heating running, at least through winter. Water can be turned off at the stopcock if the property will be empty during warmer months, though check with your insurer first as some policies have specific requirements about this.
Contact the gas, electric and water providers to update the account holder details. Cancel any broadband or TV subscriptions that are no longer needed.
Council tax is worth looking into. Properties going through probate may qualify for an exemption or discount. The rules vary by local authority, so contact your council directly to find out what applies. It could save the estate a meaningful amount over several months.
This is one of the most common mistakes families make during probate. There is a natural urge to get the house sorted, and many people assume that clearing it out will save money when the time comes to hire a professional clearance company.
In most cases, the opposite is true.
Items you might consider worthless, such as crockery, glassware, kitchenware and older furniture, often have resale value. When a clearance company walks through a property, they identify those items and offset their value against the labour and waste disposal costs. The more saleable items in the house, the lower the quote is likely to be.
If you spend weekends filling bin bags and making trips to the tip, you may be removing the very things that would have brought your costs down.
Our advice is simple. Take anything you want to keep. Leave the rest until you are ready to arrange a clearance, and let the team assess what is there. You might be surprised at what has value. Want to know what happens to the furniture during a house clearance? Here at Anglia House Clearance, we know furniture can hold memories, so we always treat every piece with care and respect.
You can maintain the property, insure it, redirect post, visit regularly and keep it secure. These are all part of your responsibility as executor.
You should not sell the property, let it to tenants or dispose of valuable items before probate has been granted. Doing so could create legal complications and delay the process further.
If you are unsure about anything, speak to the solicitor handling the estate. Our blog post on probate covers the basics of how the process works and what to expect.
Once probate is granted and the family has decided what to do with the property, that is usually the right moment to arrange a clearance. If the plan is to sell, an empty and clean property is much easier to market and show to buyers.
But there is no obligation to move quickly. If the family is not ready, the property is insured, it is being maintained, and it will wait. Grief does not follow a schedule, and neither does this process.
When the time does come, we visit the property, walk through it with you and give you a free fixed quote. There is no pressure and no obligation. We clear everything, offset the value of saleable items against the cost, and leave the property clean and ready for its next chapter.
If you would like to talk through your situation, you can reach us on 07872 995152 or email jonny@angliahouseclearance.com.