You’ve just lost someone important to you, and now you’re responsible for their home. Maybe it’s sitting empty while you figure out what to do next. Maybe you’re planning to sell it, or perhaps family members want to move in. Whatever your plans, as you’ll quickly discover, an empty house needs almost as much attention as an occupied one —sometimes more.
The challenges of managing an inherited and vacant home go far beyond deciding whether to sell it, who should keep it, or how it should be bought out. From the moment you take responsibility for the property, you’re facing security risks, maintenance issues, insurance complications, and legal responsibilities that most people never anticipate.
Trust me. I understand because we’re going through it, as many families have. My father-in-law passed away last August. Thankfully, my wife’s family immediately rallied together, pitched in, and did a ton of hard work. They worked together well, made quick decisions, and everyone used their own particular skill set and background to pitch in and contribute. Yet, it’s a lot, and if you’re not fortunate enough to have a tight-knit family and relatives who know what to do and can step up in that particular time of crisis, it could easily become a chaotic and traumatic experience. If I can offer any advice on how to protect both the property and your family’s best interest – here’s what you need to know.
Immediate Security Concerns You Can’t Ignore
The days, weeks, and months after someone passes, it’s critical to protect their home. Unfortunately, there are people who see an obituary or funeral notice as an opportunity. Break-ins during funeral services happen, and an obviously empty home is a target for theft or vandalism.
Your immediate steps should include:
- Change the locks and secure the house. You don’t know who might have keys or alarm codes.
- Update security systems. Change the alarm codes, notify the security provider, and update all contact information, payment information, and account access.
- Alert close neighbors and friends. Let them know to keep an eye out for who should and shouldn’t be around the property.
- Remove easily portable valuables. Important records, files, account information, money, jewelry, electronics, prescription medications, firearms, and even tools should be safely stored away, or removed altogether.
You don’t have to empty the house right away — just try to prevent what may be tempting to a thief. While you’re at it, make sure that everyone in your immediate family who should be aware and involved in any decision-making is kept in the loop and brought into the conversation to avoid any disagreements or fighting down the road. The mediator in me wants to help prevent any unnecessary conflict for families who can avoid it.
My wife, her sister, and brother-in-law were fortunate enough to have each other – they knew exactly what to do during a difficult time. They changed the locks, ordered dumpsters, scheduled clean-out dates, called all the right people, and worked their butts off as a family to get everything in somewhat decent shape right away. They agreed on how to address all the short-term and long-term issues and have been working through it ever since. As with anything in life, there’s always something unexpected that will pop up from a minor maintenance issue to a much larger potential concern. That’s a part of home ownership and is inevitable. Thankfully, along with her family, my wife has handled it like a pro, while also juggling our household and one-year-old.
The Ongoing Maintenance Never Stops
Once security and the initial tasks are handled, reality sets in: an empty home needs constant care. In fact, it often needs more attention than an occupied one.
- Climate control. You can’t shut off the heat in winter—frozen pipes can cause thousands in damage. In summer, poor air circulation can lead to damage or even mold growth.
- Regular inspections are crucial. A broken furnace, small leak, clogged gutter, backed-up drain, or broken shingle can become a major issue when no one’s there to realize there’s a problem day-to-day.
- Curb appeal matters for security. Overgrown lawns, uncollected mail, and unshoveled snow scream “vacant.” Make arrangements for lawn care, snow removal, and general upkeep.
- Pest prevention. Vacant homes attract pests and insects — especially if food is still sitting in the pantry.
The Insurance Complications That Could Cost You
Here’s a big surprise for many families: a standard homeowner’s policy often doesn’t cover vacant properties.
Most policies consider a home “vacant” after 30 days and may reduce or cancel coverage entirely. Vacant homes are higher risk — so insurance companies may require specialized vacant property coverage (potentially at a higher premium).
If a fire or major damage occurs without proper coverage, you could be personally responsible. That could result in a loss of thousands of dollars, so make sure you call the insurance company and get ahead of that issue. While you’re at it, and this goes without saying, make sure you are paying the mortgage and all bills on time. Whether you need to notify the providers or not is an entirely different conversation, but minimally, do your best to make sure the bills are identified and addressed as soon as possible.
Even if you plan to sell the property quickly, don’t skip any of these initial steps. Selling a home and preparing it for sale often takes longer than expected, especially when you’ve got your own life to attend to. The last thing you want is for something to unexpectedly derail your plans or prevent your ability to sell the home for what it’s worth.
How Planning Ahead Changes Everything
All these challenges are much easier if your loved one has a proper plan in place. At Family Wealth & Legacy Legal Solutions (FWLLS), we don’t just prepare documents — we help you plan for real-life scenarios.
Here’s what we include in a Family Wealth & Legay Plan:
- Complete asset inventory. So your family knows where to find the financial information they need without digging through boxes during a crisis.
- A roadmap and plan. Clear legal documents and directives identifying who is in charge, who receives what property, and appointing people you trust to fulfill your wishes.
- Immediate access to funds for expenses. So loved ones aren’t stuck paying out of pocket for maintenance, insurance, and repairs while waiting on probate.
- A trusted advisor. So your family doesn’t have to figure this out alone when they’re grieving.
Take Action Today
If you want your loved ones to avoid the stress and confusion of managing an inherited home, now is the time to take action.
At FWLLS, we make it simple. You’ll start with a Family Wealth Strategy Session, where we’ll show you exactly what would happen to your home and assets if something happened to you — and begin to design a customized plan to protect your family and unique circumstances.
Click here to schedule your session: https://fwlls.com/book-a-call/
For additional tips and financial considerations when inheriting a home, check out this helpful article from Experian: What to Do When You Inherit a House.
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This article is a service of Family Wealth & Legacy Legal Solutions (FWLLS). At FWLLS, we do not just draft documents; we ensure you make educated, informed and empowered decisions for yourself and the people you love. That’s why we offer a Family Wealth Strategy Session, during which you will get educated and begin to prepare to avoid life’s most common legal problems and get a plan in place to make the best possible choices for the people you love. You can begin by calling our office today to schedule a Family Wealth & Legacy Strategy Session and mention this article to find out how to get this $900 session at a significantly discounted rate, or even for free.