Inherited a house? Take your time, then decide.

The first few weeks

• Lock it up. Change or re-key the locks and make sure windows close. Empty houses attract break-ins.
• Call the insurance company. Many homeowner policies change or lapse when a house sits empty. Ask what coverage it needs now.
• Keep the utilities on. Power and water keep the house from getting damp and let people see it.
• Don't throw things out yet. Wait until whoever is in charge of the estate decides what happens to belongings.
• Find the paperwork. Look for a will, a living trust, the deed, mortgage statements and property tax bills.

Who can sell it

If there's a living trust, the successor trustee can usually sell without going to court.

If there's probate, the executor or administrator sells once the court gives them authority. With full authority, they can often sell after giving notice to the heirs. With limited authority, the court has to confirm the sale at a hearing, and other buyers can show up and bid more.

If the estate is small, California has simpler procedures for some estates and family homes. A probate attorney can tell you quickly whether one applies.

For someone who lived in South Sacramento, the probate case is filed in Sacramento County Superior Court. If they lived in another county, the case is usually filed there, even though the house is here.

Your options for the house

• Keep it and live there or use it as a family home.
• Rent it out. Good if it's in decent shape and someone wants to be a landlord.
• List it with an agent. Usually the most money if the house is in good shape and the heirs can wait.
• Sell it as-is for cash. Fastest and simplest, especially when it needs work, the heirs live far away, or nobody wants to manage repairs and showings.

When there are several heirs

Everyone with a share usually has to agree to the sale. A clear written offer helps: every heir sees the same number, and the title company divides the money at closing according to the will, trust or court order.

How we help

We buy inherited houses in any condition, full of belongings or empty. We work with the executor or trustee, wait for probate steps, and pick a closing date that fits. If listing would get your family more, we'll tell you.

This page is general information, not legal advice. For questions about your estate, talk to a California probate attorney.