When someone you love passes away and their home becomes part of the estate, it can feel like one more heavy thing to manage. A house isn’t just an asset, it’s full of memories, and at the same time, it comes with real legal and financial responsibilities.
Keeping the Property Safe
The very first thing to do is to protect the home. That usually means:
- Changing locks or limiting who has access
- Keeping utilities on and bills current, especially heat in the winter
- Arranging for lawn care, snow removal, and general upkeep
- Confirming homeowner’s insurance is active
These basics keep the house safe while the estate is being sorted out.
Who Really Owns the House?
What happens next depends on how the home was titled:
- Joint ownership with right of survivorship: The surviving owner usually takes the property right away, outside of probate.
Example: If a married couple owns the home together, the surviving spouse often becomes the full owner automatically.
- Tenancy in common or sole ownership: The home becomes part of the probate estate and is managed by the Executor or Administrator
Example: If the home was only in your father’s name, it likely needs to go through probate before it can be sold or transferred.
- Trust-owned property: The Trustee manages the home, and probate can often be avoided.
Example: If the home was placed in a family trust, the Trustee can usually transfer or sell it without going to court.
We will explain exactly what the title means for the estate.
Deciding What to Do with the House
Once ownership is clear, the big question is: What happens to the house?
Some options include:
- Transferring the home to a beneficiary named in the Will;
- Selling the home and distributing the proceeds;
- Figuring things out when there isn’t a clear direction in the Will.
Families don’t always agree on what should happen, so we help you make decisions that follow the law and reduce the chance of disputes.
Example: Some families choose to keep their parents’ home as a vacation spot for siblings. Sometimes a house is sold because no one wants to take on the upkeep. Every family is different, and we help you find the path that makes the most sense.
Keeping Up With the Bills
Even when the owner has passed, the bills keep coming. Mortgages, property taxes, insurance, and utilities don’t stop. We make sure you know:
- Which bills must be paid (and when);
- How to use the estate account for those expenses;
- What records you will need for inheritance or estate tax filings.
This way, you’re not paying for things out of pocket or worrying about missing something important.
Selling the House
If the best option is to sell the property, we’ll help you through. That includes:
- Preparing any petitions the court may require;
- Guiding you on the timing and process of the sale;
- Working with the title company and addressing any liens or title issues.
The goal is to make sure the sale goes smoothly, complies with the law, and gets the best value for the beneficiaries.
Example: Some homes have old liens that family members don’t know about. We work with the title company to clear it, which allows the sale to go through smoothly.
Wrapping Things Up
When it’s time to close the estate, we’ll help with the final steps:
- Drafting and recording deeds if the property is transferred;
- Making sure sale proceeds are distributed correctly;
- Preparing the paperwork needed to finalize the estate.
Why This Matters
Managing a house in an estate can feel overwhelming but you don’t have to figure it out alone. We’ll guide through each step, protect the property, and make sure everything is done right. Our goal is to give you peace of mind, so you can focus on your family while we handle the legal details.
Keywords: estate administration, Pennsylvania probate, Orphans’ Court, real estate in an estate, executor duties, trust administration, selling a house in probate, transferring a deed, spousal rights, inheritance tax.
Disclaimer: This blog is for educational purposes only and is not legal advice. Reading it does not create an attorney-client relationship. Laws change and your situation is unique—please consult a lawyer about your specific facts.