What It Really Costs to Keep an Empty House During Probate (And How to Minimize the Damage)

Most executors massively underestimate what it costs to maintain a vacant property. They think about the mortgage and utilities and maybe insurance, but there’s so much more.

Let’s break down the typical monthly costs for a vacant single-family home in the Maryland/DC metro area:

The “Obvious” Costs Everyone Expects

Mortgage Payment: $0 – $2,500/month

• Many older homeowners owned their homes free and clear
• But if there’s a mortgage, it must be paid monthly to prevent foreclosure
• Typical Maryland home: $1,200-$2,500/month depending on purchase price and loan terms

Property Tax: $250 – $900/month (when prorated)

• Maryland annual property tax: $3,000-$10,000+ depending on county and assessed value
• Montgomery County average: ~$6,000/year = $500/month
• Must be paid even during probate to avoid liens and penalties

Homeowner’s Insurance: $150 – $350/month

• Standard occupied home: $100-$200/month ($1,200-$2,400/year)
• Vacant dwelling endorsement: adds $50-$150/month
• Critical: Standard policies often void or severely limit coverage after 30-60 days of vacancy

Utilities: $200 – $450/month

• Electric: $80-$180 (must keep on for security, sump pumps, climate control)
• Gas/Heating Oil: $60-$150 (winter heating, even at minimal settings)
• Water/Sewer: $40-$100 (must keep on to prevent pipe damage)
• Trash: $20-$40 (even for an empty house, or you’ll get violations)

Subtotal “Obvious” Costs: $600 – $4,200/month

The “Invisible” Costs That Surprise Everyone

Lawn and Snow Service: $150 – $350/month

• Lawn cutting (Apr-Nov): $100-$200/month
• Snow removal (Dec-Mar): $50-$150/month (per service, or $200-$400/month for seasonal contract)
• Don’t skip this—code violations turn into liens FAST

HOA Fees: $0 – $500/month

• Townhomes and condos: $150-$500/month
• Single-family homes in HOA communities: $50-$200/month
• Fees continue during probate and must be paid to avoid liens

Property Management/Inspection: $100 – $300/month

• If you’re out of state or can’t visit weekly: $150-$250/month for a professional to check on the property
• Includes monthly inspection, photos, basic issue reporting
• Worth every penny to prevent major problems from going unnoticed

Pest Control: $50 – $100/month

• Vacant homes attract mice, rats, insects
• Quarterly service: $150-$200 = ~$50/month average
• Prevention is FAR cheaper than dealing with an infestation later

Security System Monitoring: $30 – $80/month

• If the home has an existing system, keep it active
• Motion sensors and cameras provide documentation of property condition
• May reduce insurance costs

Internet/Cable (for security systems): $50 – $100/month

• Many security cameras and smart thermostats require internet
• Basic internet-only plans work fine

Unexpected Repairs and Maintenance: $100 – $1,000+/month (budget average: $200/month)

• HVAC service call: $150-$400
• Plumbing emergency: $200-$800
• Gutter cleaning: $150-$300
• Tree trimming: $300-$800
• Broken window: $200-$500
• Reality check: You WILL have maintenance surprises. Budget for them.

Subtotal “Invisible” Costs: $480 – $2,430/month

The Total Shocking Reality

Combined typical monthly cost range: $1,080 – $6,630

For a modest single-family home with no mortgage in Maryland:

• Low end (minimal scenario): $900-$1,200/month
• Realistic average: $1,500-$2,000/month
• High end (large property, HOA, ongoing issues): $2,500-$3,500/month

For a property with a mortgage:

• Add $1,200-$2,500/month to the above

The Math That Should Terrify You (But Also Motivate You)

Let’s do the calculation most executors avoid because the answer is depressing:

Scenario: Typical Maryland home, no mortgage, moderate maintenance needs

Monthly carrying cost: $1,600

× Typical probate timeline: 12 months

= $19,200 in total carry costs

That’s $19,200 less that goes to the heirs.

Now let’s say probate gets delayed (contested will, IRS processing backlogs, sibling disagreements). Extend it to 18 months:

$1,600 × 18 = $28,800 in carry costs

Still think you can “wait and see” about selling the house?

For every month you delay making a decision about the property, the estate loses $1,200-$2,000 in value—even if the house itself appreciates.

The 7 Biggest Money Pits (And How to Avoid Them)

After working with dozens of estates, I’ve seen the same expensive mistakes over and over. Here’s how to avoid them:

Money Pit #1: Cancelled or Lapsed Insurance

The Disaster: Executor doesn’t notify insurance company about the death. Policy has a 30-day vacancy clause. Three months later, a pipe bursts causing $18,000 in damage. Claim denied.

Executor is personally liable for the $18,000 because they failed to maintain proper coverage.

The Prevention:

• Call insurance within 72 hours of death
• Ask specifically about vacancy coverage
• Get a vacant dwelling endorsement or new policy
• Pay the extra $40-$100/month—it’s non-negotiable

Money saved by prevention: $10,000 – $100,000 (the cost of a major uninsured claim)

Money Pit #2: Turning Off Utilities to “Save Money”

The Disaster: Executor shuts off gas and electric to save $200/month. Winter arrives. Pipes freeze without heat. Pipes burst. Water damage throughout basement and first floor.

Total damage: $25,000

Savings from no utilities for 3 months: $600

Net loss: $24,400

The Prevention: Never, ever, ever turn off utilities in a vacant house. Ever.

Minimum settings:

• Heat: 55°F minimum in winter (higher if local code requires)
• A/C: 78°F in humid summer months to prevent mold
• Water: Always on, run faucets weekly
• Electric: Always on for sump pumps, security, monitoring

Money saved by prevention: $15,000 – $40,000 (cost of freeze/heat damage)

Money Pit #3: Skipping Regular Property Inspections

The Disaster: Executor visits the property once after the funeral, then doesn’t return for two months. When they finally check, they discover:

• Roof leak has caused ceiling damage and mold: $8,000
• Mice infestation in attic: $2,000
• HOA violation for overgrown yard: $500 fine

Total: $10,500 in preventable damage

The Prevention: Visit the property weekly, or hire someone to do it ($40-$60 per visit, or $150-$250/month for full property management).

During each visit:

• Walk through every room
• Run all faucets and flush toilets
• Check for leaks, odors, pests
• Test HVAC system
• Look for mail and flyers
• Take dated photos

Money saved by prevention: $8,000 – $30,000 (cost of undetected damage)

Money Pit #4: Delaying Necessary Repairs

The Disaster: Gutters are full of leaves. Executor thinks, “I’ll deal with that later.” Three rainstorms later, water overflows gutters and seeps into the basement foundation. Basement waterproofing: $12,000.

Gutter cleaning would have cost: $200.

The Prevention: Fix small problems immediately:

• Loose gutters: $150-$300
• Clogged drains: $100-$250
• Missing shingles: $300-$600
• Loose railings: $100-$300

Every $1 spent on preventive maintenance typically saves $10-$50 in major repairs later.

Money saved by prevention: $5,000 – $20,000 (avoiding major repairs from deferred maintenance)

Money Pit #5: Paying for Services You Don’t Need

The Disaster: Executor keeps the deceased’s premium cable package ($180/month), newspaper delivery ($40/month), and streaming services ($60/month) running “because we haven’t had time to cancel them yet.”

Over 12 months: $3,360 wasted on completely unnecessary services.

The Prevention: Week 2 task: Cancel everything that isn’t essential to property maintenance:

• ❌ Cable TV (unless bundled with internet for security)
• ❌ Premium channels
• ❌ Newspaper and magazine subscriptions
• ❌ Streaming services
• ❌ Gym memberships
• ❌ Club memberships
• ✅ Keep: Basic internet (for security systems), phone (forward to your number)

Money saved: $1,000 – $4,000 annually

Money Pit #6: Over-Maintaining the Property

The Disaster: Executor wants everything “perfect” and authorizes:

• $8,000 kitchen renovation
• $5,000 professional landscaping overhaul
• $3,000 roof repair that could have waited
• $2,000 fresh paint throughout

Total: $18,000 in improvements

Home sells for $5,000 more than it would have without the improvements.

Net loss: $13,000

The Prevention: Only make repairs that preserve value or prevent further damage:

✅ DO fix:

• Leaks (roof, plumbing, foundation)
• Safety hazards (loose stairs, railings, electrical)
• Systems breakdowns (HVAC, water heater)
• Pest problems
• Code violations

❌ DON’T fix unless selling soon:

• Cosmetic updates
• Kitchen/bathroom renovations
• Flooring replacement
• Major landscaping
• Anything over $5,000 without heir consensus

Money saved: $5,000 – $20,000 (avoiding unnecessary improvements)

Money Pit #7: Not Shopping Insurance and Service Providers

The Disaster: Executor just accepts whatever the existing providers charge. Doesn’t shop around. Doesn’t negotiate.

Potential savings missed:

• Vacant property insurance: Could save $300-$800/year by shopping
• Lawn service: Could save $200-$600/year by getting 3 quotes
• Property management: Local handyman charges half what management company does

Total missed savings: $500 – $1,400/year

The Prevention: Get 3 quotes for every recurring service over $100/month:

• Insurance (check at least 3 carriers)
• Lawn/snow (local contractors often cheaper than national chains)
• Property management (consider trusted handyman vs. formal management company)

Money saved: $500 – $2,000 annually

The 30-Day Cost Reduction Action Plan

Here’s how to cut your monthly carrying costs significantly within the first month:

Week 1: Insurance Audit

☐ Call current insurance company

• Get vacant dwelling endorsement
• Ask about discounts (security system, claims-free history)

☐ Get 2 additional quotes

• Specialized vacant property insurers often cheaper
• Bundle with other policies for discounts

Potential monthly savings: $30 – $100

Week 2: Utility Optimization

☐ Switch to estate-rate electricity (if available in your area)

☐ Lower water heater temperature to 120°F (reduces gas/electric)

☐ Install programmable thermostat ($50) for precise temperature control

☐ Cancel all non-essential services (cable, subscriptions)

Potential monthly savings: $50 – $150

Week 3: Maintenance Shopping

☐ Get 3 quotes for lawn service

• Specify “vacant property maintenance” (basic only)

☐ Get 3 quotes for property inspection (if out of state)

☐ Ask neighbors if they know a handyman for small repairs

Potential monthly savings: $50 – $150

Week 4: Strategic Planning

☐ Create realistic 12-month budget for all costs

☐ Calculate break-even point for selling now vs. holding

☐ Hold family meeting to discuss timeline and costs

☐ Make decision: List property now or continue maintaining?

This analysis could save: $5,000 – $20,000 (by making informed decision about timing)

The Sell-Now vs. Hold-Until-Probate-Closes Calculator

Should you sell the property during probate or wait until after the estate closes? Here’s the math:

Scenario A: Sell During Probate (Month 3)

Carrying costs paid: 3 months × $1,600 = $4,800

Agent commission on $600K sale: $36,000 (6%)

Closing costs: ~$8,000

Total costs: $48,800

Timeline to proceeds: 3 months to list + 60 days to close = 5 months

Scenario B: Wait Until Probate Closes (Month 12)

Carrying costs paid: 12 months × $1,600 = $19,200

Agent commission on $600K sale: $36,000 (6%)

Closing costs: ~$8,000

Total costs: $63,200

Difference: Waiting costs an additional $14,400

Timeline to proceeds: 12 months + 60 days to close = 14 months

When Holding Makes Sense:

✅ Real estate market is soft and waiting 6-12 months likely means significantly higher sale price
✅ Estate has plenty of liquid assets to cover carrying costs
✅ All heirs agree to hold
✅ One heir wants to buy out others (needs time to arrange financing)
✅ Capital gains implications favor waiting

When You Should Sell ASAP:

✅ Monthly carrying costs are $1,200+
✅ Estate lacks cash to cover costs
✅ Property needs major repairs estate can’t afford
✅ Market is strong (seller’s market)
✅ All heirs want to liquidate quickly
✅ Holding is creating family conflict

Talk to your estate attorney and real estate professional to run the numbers for your specific situation.

The Month-by-Month Budget Reality Check

Here’s what 12 months of maintaining a vacant property actually looks like financially:

This is for a property WITH a mortgage. Without a mortgage, subtract $21,600 = $16,430 annual cost.

Every month of delay costs the estate $1,200 – $3,200.

Smart Alternatives to Traditional Property Management

If you’re facing high carrying costs and you’re overwhelmed, consider these alternatives:

Option 1: Short-Term Rental (If Court Allows)

Pros:

• Generates income to offset carrying costs ($1,500-$3,000+/month)
• Property is occupied (better for insurance and security)
• Can be month-to-month (flexible for eventual sale)

Cons:

• Requires court approval in most cases
• Tenant could damage property
• Complicates eventual sale (have to get them out first)
• Need to handle tenant issues, maintenance calls

Best for: Estates that will take 12+ months to close and need to offset carrying costs

Option 2: Trusted Family Member as Caretaker

Pros:

• Free or low-cost monitoring
• Family member has stake in protecting value
• Provides occupancy for insurance purposes

Cons:

• Must document fair market rent paid to estate (or explain why not)
• Can create family tension if others perceive favoritism
• Occupant may resist leaving when it’s time to sell

Best for: Estates where one heir lives locally and others trust them completely

Option 3: Property Guardian Service

Pros:

• Professional lives in the property for minimal rent ($500-$800/month)
• Offsets some carrying costs
• Provides security and occupancy
• Professional is easier to remove than family

Cons:

• Still need court approval
• Guardian has some tenant rights
• Limited to certain geographic areas

Best for: High-value properties in areas with property guardian services available

Option 4: Strategic Staging and Quick Sale

Pros:

• Ends all carrying costs within 60-90 days
• Frees executor from maintenance burden
• Generates cash for estate distribution

Cons:

• May need to invest $3,000-$7,000 in pre-sale prep
• Commission and closing costs (but no more monthly drain)
• Requires all heirs to agree on timing

Best for: Most estates where monthly costs exceed $1,000 and market conditions are favorable

What Professional Property Managers Actually Do (And Whether You Need One)

If you’re spending $150-$300/month on property management, here’s what you should be getting:

Monthly Services:

✅ Interior inspection – full walkthrough, photos, written report
✅ Exterior inspection – roof, gutters, siding, yard
✅ Utility management – checking meters, adjusting thermostats
✅ Mail collection – forwarding or secure storage
✅ Basic maintenance – running faucets, flushing toilets, testing systems
✅ Issue reporting – immediate notification of problems
✅ Vendor coordination – scheduling repairs, getting quotes

What It’s Worth:

You should hire property management if:

• You live more than 1 hour from the property
• You travel frequently for work
• You’re elderly or have mobility issues
• The estate will last 6+ months
• The property is in a high-crime area

You can probably skip it if:

• You live within 30 minutes
• You have time for weekly visits
• The estate will close within 3-4 months
• You have a trusted neighbor who can check on things

Cost-benefit analysis:

• Property management: $2,000/year
• Value of prevented problems: $5,000-$20,000/year
• ROI: 2.5x – 10x

For most out-of-state executors, it’s worth every penny.

Your Next Steps: The 48-Hour Cost Control Plan

You don’t have to tackle everything at once. Here’s what to do in the next 48 hours to start reducing costs immediately:

Today (Next 2 Hours):

☐ Make a complete list of current monthly expenses

☐ Identify “quick wins” – what can you cancel or reduce this week?

☐ Call insurance company if you haven’t already (this is the #1 priority)

Tomorrow:

☐ Get 3 quotes for your single highest recurring cost (lawn service, insurance, or property management)

☐ Cancel at least one unnecessary service (cable, subscriptions, memberships)

☐ Schedule your first property inspection for this week (or arrange for someone else to do it)

This Week:

☐ Create a simple budget spreadsheet with all monthly costs

☐ Calculate total 12-month cost if probate takes full year

☐ Run the numbers on selling now vs. holding

☐ Schedule family discussion about property timeline and costs

This Month:

☐ Implement all quick-win cost reductions

☐ Establish regular property inspection schedule

☐ Make decision about listing property or continuing to hold

☐ If holding: Set up monitoring systems (smart thermostat, cameras, leak sensors)

The Bottom Line on Costs

An empty house during probate will cost you $12,000 – $45,000 over the course of a typical probate (depending on whether there’s a mortgage and how long probate takes).

That money comes directly out of the inheritance.

But with strategic planning, smart shopping, and proactive maintenance, you can reduce these costs by 30-50% while still protecting the property’s value and fulfilling your legal duties as executor.

The key is treating the property like a business asset—because legally, that’s exactly what it is.

Make informed decisions based on real numbers. Document everything. Get professional input when needed. And don’t let guilt or sentimentality prevent you from making the financially sound choice for the estate.

The family member who passed away would want you to preserve as much value as possible for the heirs—not waste thousands of dollars on unnecessary carrying costs because you were afraid to make a decision.

You’ve got this.

Frequently Asked Questions

Q: Can I rent out the house during probate to cover costs? A: Maybe—it usually requires court approval and all heirs must agree. If allowed, rent must go into the estate account. Be aware that tenants complicate eventual sale and could damage the property.

Q: What if I can’t afford the monthly carrying costs? A: You shouldn’t have to pay from personal funds. Options: (1) sell the property quickly to end the drain, (2) request court approval for an estate loan, (3) sell other estate assets to raise cash, or (4) ask heirs to advance funds with reimbursement at closing.

Q: Is it worth making repairs to reduce insurance costs? A: Sometimes. New roof or updated electrical/plumbing might reduce premiums 10-20%. Get quotes before spending—make sure the savings over your expected hold period justify the upfront cost.

Q: Should I keep paying HOA fees during probate? A: Yes—unpaid HOA fees become liens on the property and can prevent you from selling. HOA liens take priority over almost everything except property tax liens.

Q: What’s the absolute minimum I need to maintain? A: At bare minimum: (1) insurance, (2) property taxes, (3) mortgage (if any), (4) basic utilities to prevent damage, (5) lawn maintenance to avoid code violations. Everything else is case-by-case.

Q: Can I deduct property carrying costs from the estate value for tax purposes? A: Yes—all legitimate property expenses during estate administration are deductible from the estate value before calculating estate taxes or distributions to heirs. Keep meticulous records.