Reading Time: ~10 minutes Last Updated: 2025
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Once probate opens, the home is no longer “someone’s house”, as a result, it becomes a legal asset of the estate. Therefore, you are now the caretaker of that asset until it is transferred or sold.
You must secure it, maintain it, insure it, and keep it financially stable for months — sometimes over a year. Courts expect you to act with the same care a prudent homeowner would.
For example, after his aunt passed, Evan assumed the house was fine because it was in a quiet neighborhood. A burst pipe during a cold snap caused $15,000 in damage. Because he had not activated vacant home coverage, the insurance denied the claim, therefore, and Evan was personally liable as executor.
Executors must act quickly to protect property value and establish control.
1. Change the locks immediately, on the other hand, you don’t know who might still have a key.
2. Secure valuables and important documents but leave the home looking occupied.
3. Check every door and window for damage or entry points.
4. Photograph and videotape each room for your records.
5. If the home has an alarm, reset codes and confirm service is active.
Do not let well-meaning relatives begin removing furniture or possessions “for safekeeping.” Until the court appoints you formally, on the other hand, no one has authority to distribute property.
Call the homeowner insurance company within three to five days of death. However, many standard policies limit or cancel coverage after 30 days of vacancy.
A Takoma Park executor paid an extra $40 per month for a vacancy endorsement — then a fallen tree damaged the roof and the policy fully covered repairs.
Without vacant home coverage, water or theft claims may be denied entirely.
Never shut off power or climate control. Temperature and humidity fluctuations can ruin floors and plumbing.
Smart thermostats and leak sensors ($50–$100) let you monitor conditions remotely and create proof of care for the court.
Visit the property at least once a week — more often after storms or freeze warnings.
Local code violations for overgrown yards or neglected homes can quickly turn into liens against the estate.
Handle small issues immediately. A minor roof leak ignored for six months becomes a $20,000 replacement.
A Bethesda executor spent $600 on gutter repairs that prevented basement flooding — saving the estate nearly $10,000 in mold remediation.
Families often rush to “clean out” the home, but this creates confusion and potential liability.
A neutral third-party estate liquidator can defuse family tension and maximize sale revenue — they typically take 20–30% commission.
Therefore, most probate homes are sold before the estate closes to generate liquidity for taxes and heir distributions.
A DC executor spent $3,000 on painting and staging that added $18,000 to the final sale price. Smart repairs bring a high return.
Avoid major renovations without court approval — improvements beyond maintenance can be challenged as unauthorized use of estate funds.
However, all estate money flows through a dedicated estate account — never personal accounts.
Online estate bank accounts with shared access (for co-executors or attorneys) simplify audits and keep everyone informed.
In conclusion, mixing personal and estate funds is a serious breach of fiduciary duty and can result in court sanctions.
Problem → Frozen or Burst Pipes: Maintain heat above 55 °F, open sink cabinets, drain systems if vacant long-term.
Concern → Mold Growth: Control humidity, fix leaks quickly, and run dehumidifiers in basements.
Challenge → Pest Infestation: Seal entry points and schedule preventive pest service every quarter.
Risk → Break-Ins or Vandalism: Use motion lights, keep yard tidy, and avoid posting address in obituaries or social media.
Yes — once you have letters of administration. Proceeds stay in the estate until final distribution.
The estate pays. Keep receipts for every expense to attach to your final accounting.
Sell as-is and disclose issues. Price accordingly to avoid future liability.
Sometimes — but you may need to pay fair market rent to the estate and get written consent from other heirs.
Collect rent through the estate account and honor the lease until you receive court direction.
Weekly Checklist, Insurance Tips, and Budget Template.
“Your Property Maintenance Checklist During Probate” (~5 min read).
“Insurance Considerations for Inherited Properties” (~4 min read).
You don’t have to handle everything alone. DC Prime Homes helps families in MD & DC secure, maintain, and prepare estate homes for sale with accountability and care.
Discuss your timeline and property goals today.
Phone: 202-641-5522
Email: jordan@dcprimehomes.com
Sources:
Learn more about probate process on the official U.S. Courts website:
https://www.uscourts.gov/services-forms/bankruptcy/probate
