When a loved one passes away and leaves you a house, the legal and logistical decisions arrive at the worst possible time — when you are grieving. This guide is designed to give you a clear checklist and help you understand your options without pressure.
Week 1: Secure the Property
- ✓Change the locks — you may not know who has keys
- ✓Check for running water, HVAC, and utilities — keep them on to prevent damage
- ✓Contact the homeowner's insurance company — coverage may lapse if the home is vacant
- ✓Do a walkthrough and document the condition with photos and video
- ✓Retrieve any important documents — deeds, mortgage statements, tax records
Week 2: Understand the Legal Situation
Ohio requires most estates to go through probate court before real property can be sold or transferred. Probate is filed in the county where the deceased lived. The process appoints an executor (or administrator) who has legal authority to manage and sell the inherited property.
If the property was held in a living trust, it passes directly to the beneficiary without probate. If the deed was held jointly with rights of survivorship, it passes to the surviving owner automatically. In all other cases, probate is required to transfer or sell the property.
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Mike Wall personally reviews every submission — Dayton local since 2016Week 3: Understand the Financial Picture
- ✓Is there an outstanding mortgage? Contact the servicer to get a payoff statement.
- ✓Are property taxes current? Check with the county auditor.
- ✓Are there any liens — contractor liens, tax liens, HOA liens?
- ✓What is the estimated value? Order a desktop appraisal or get a cash offer for a quick read.
- ✓What are the ongoing carrying costs per month (mortgage, taxes, insurance, utilities)?
Week 4: Decide What to Do With the Property
There are three main paths: keep it, rent it, or sell it. Each has real financial implications.
| Option | Pros | Cons |
|---|---|---|
| Keep it | Potential appreciation, sentimental value | Ongoing costs, maintenance, may conflict with other heirs |
| Rent it | Monthly income | Landlord responsibilities, tenant risk, must be probated first |
| Sell it | Clean exit, liquid cash, no ongoing costs | Emotional finality |
Can You Sell Before Probate Is Complete?
In Ohio, you generally cannot close on a sale until the executor has been appointed by the probate court and has authority to execute the deed. However, you can accept an offer, negotiate terms, and get everything lined up so you close the day probate clears. We frequently work with estate attorneys to coordinate this — and in some cases we can advance funds to the estate prior to closing.
What If There Are Multiple Heirs?
All heirs with an ownership interest must agree to the sale. If any heir refuses, a partition action can force a sale through the courts — but that is expensive and slow. We have helped families navigate heir disagreements by making the process as simple and transparent as possible so that all parties can see the numbers clearly and make informed decisions.
Mike has helped over 1,700 Dayton-area homeowners sell their homes for cash since 2016. He personally reviews every offer and returns calls the same day.