When a home is part of a deceased estate, there is usually a stretch of time between the funeral and the sale where the house simply needs to be dealt with. Belongings have to be sorted, the home cleaned, and decisions made about what is worth fixing. It is practical work, but it is also some of the most emotional work a family does. This guide covers the practical side only. For the wider picture, including how an estate sale works, read my guide to selling a deceased estate in Auckland.
When can a deceased estate home be sold?
Your solicitor will confirm when the property can be sold. What you can usually do in the meantime is get the home ready, so it is prepared when the time comes.
I would always suggest talking to the estate's solicitor and the executor before you make firm plans or book anything major. Once you know roughly when the property can be sold, you can work backwards and pace the clearing and cleaning so nobody has to rush.
Where do you start with clearing a loved one's belongings?
Start by agreeing with the executor and the family who is involved and how decisions will be made. Then go room by room, sorting items into keep, give to family, donate, sell and dispose.
A few things make this easier:
- Don't rush the first pass. Walk through the home before anything is moved. Take photos of rooms as they are if the family would like to remember them that way.
- Work in short sessions. Sorting a lifetime of belongings is tiring. Several shorter visits are often easier than one long weekend.
- Label as you go. Boxes marked with a name, or with "donate" or "sell", save confusion later.
- Agree on how to handle disagreements. If two people want the same item, set it aside and come back to it, rather than deciding in the moment.
What should the family keep before the home is cleared?
Set aside anything personal, irreplaceable or important before any clearance begins: photos, letters, family keepsakes, items people have asked for, and all papers and keys.
Papers deserve special care. Bank statements, bills, insurance documents, certificates and anything that looks official should be gathered in one place and passed to the executor, who can check with the estate's solicitor what is needed. Check pockets, drawers, books and cupboards before anything leaves the house. It is common to find things tucked away in unexpected places.
Should you use a house clearance service?
Often, yes, once the family has taken what it wants. A clearance service can remove the remaining furniture and belongings, take items to charity or recycling, and dispose of the rest, which saves the family many trips to the tip.
Before you book one, ask what they do with items, whether donations are included, and what the quote covers. Get the quote in writing. If you would like a recommendation, I can point you toward people who do this work in Auckland.
How clean does the home need to be before it's listed?
Clean enough that buyers notice the home, not the dust. Once the home is cleared, a thorough clean makes a real difference to photos and to how buyers feel when they walk in.
For an estate home, that usually means a deep clean of the kitchen and bathrooms, windows, carpets, and any smells from a home that has been closed up. The garden matters too: lawns mown, paths cleared and the front entrance tidy. Buyers form a view before they reach the front door.
Should you fix things or sell the house as-is?
Usually the answer is somewhere in between: fix the small, obvious things and leave the big projects to the buyer. Spending heavily on an estate home rarely makes sense, but a few inexpensive jobs can help it present well.
Sensible small jobs include replacing broken light bulbs, fixing dripping taps, repairing sticking doors or broken handles, patching small marks, and tidying the garden. Larger work, such as a new kitchen or bathroom, is usually better left for the buyer to choose for themselves.
Selling as-is is a perfectly reasonable choice, especially if the family wants a simpler process. I will walk through the home with you and give you an honest view of what is likely worth doing and what isn't, so the executor can decide with the facts in front of them.
Do you need to tell the insurer the house is empty?
Please check with the insurer as soon as you can. Insurance on an empty home can work differently, and it is important the home stays properly covered while it is being cleared and sold.
Ask the insurer what they need from you while the house is empty, and whether there are conditions such as regular visits. Keep a note of what they tell you.
What should you do about power, water and other utilities?
Keep the power and water on until the home is sold. You will need them for cleaning, any repairs, photography, open homes and the buyer's pre-settlement inspection.
Other services, such as internet or subscriptions, can often be stopped sooner. Redirecting the mail helps the executor keep track of bills and letters. Talk to the executor about who will manage these accounts, so nothing is missed.
How long does it take to prepare an estate home for sale?
It depends on the size of the home, how much is in it, and how much time the family has. Some homes are ready in a few weekends; others take longer, and that is fine.
The most useful thing is to line the preparation up with when your solicitor says the property can be sold. That way the family isn't rushed, and the home isn't sitting empty for longer than it needs to.
Getting help with the next step
If you are an executor or family member getting a home ready, I am happy to walk through it with you and talk about what to do first, at your pace. You can read more about how I help on my deceased estates page.
Questions families ask me
Can we start clearing the house before it can be sold?
Usually families can start preparing the home earlier, but check with the executor and the estate's solicitor first. Your solicitor will confirm when the property can be sold.
What should we keep before using a clearance service?
Set aside photos, keepsakes, items family members have asked for, and all papers and keys. Pass any papers to the executor before anything is removed.
Is it worth renovating an estate home before selling?
Usually not. Small, inexpensive jobs and a thorough clean often help, but larger work is generally best left to the buyer. Check any spending with the executor first.
Do we need to tell the insurer the house is empty?
Please check with the insurer as soon as you can. Cover on an empty home can work differently, and the insurer can tell you what they need.
Should we turn off the power and water?
Keep them on until the home is sold. You will need them for cleaning, repairs, photography, open homes and the buyer's pre-settlement inspection.
This article is general information about the sale process, not legal advice. Please follow the guidance of the executor and the estate's solicitor on anything to do with the estate, and check insurance questions directly with the insurer. For official consumer guidance on buying and selling, see the Real Estate Authority's settled.govt.nz.