Nobody Prepared Me for This: The Reality of Managing Inherited Real Estate
You’ve just lost someone close to you—and now, on top of your grief, you’re suddenly responsible for their home. Maybe it’s sitting empty while you figure out what comes next. Maybe you’re planning to sell, or maybe other family members want to move in. Whatever your plans, you’re about to discover that an empty house needs nearly as much attention as an occupied one—sometimes more.
Managing a vacant inherited property involves much more than deciding whether to keep or sell. From the moment you take responsibility, you’re facing security risks, maintenance concerns, insurance complications, and legal obligations—most of which come as an unpleasant surprise.
As an estate planning and elder law attorney serving Texas and Northwest Arkansas, I’ve seen far too many families overwhelmed by these challenges. Here’s what you need to know.
The Immediate Security Concerns You Can’t Ignore
The first 48 hours after someone passes are critical for protecting their home. Unfortunately, some people see obituary notices or funeral announcements as an invitation. Break-ins during funeral services are a real risk, especially for obviously vacant properties.
Here’s what you should do right away:
Change the locks. You don’t know who might have spare keys or alarm codes.
Update the alarm system and notify the monitoring service.
Ask someone to stay at the property during the funeral, if possible.
Remove valuables immediately, including jewelry, electronics, firearms, and tools.
Notify trustworthy neighbors so they know who should and shouldn’t be at the home.
Security is just the beginning—next comes a whole list of maintenance issues most families aren’t ready for.
The Ongoing Maintenance That Never Stops
An empty home doesn’t pause its needs. In fact, small issues can spiral into major expenses when no one’s living in the house to notice them.
Utilities still matter. Heat, water, and air must stay on to prevent frozen pipes, mold, or other structural damage.
Leaks and pests can go unnoticed and escalate.
Lawn care and snow removal remain essential to comply with local ordinances and protect curb appeal.
Rodents and insects love an empty, unmonitored home—especially if food was left behind or access points exist.
If your loved one didn’t leave a plan (or funds) for this, you may be forced to pay out of pocket for upkeep—sometimes for months if probate is required.
The Insurance Complications That Could Cost You
Here’s what catches most families by surprise: standard homeowner’s insurance may not cover vacant homes. Most policies limit or cancel coverage if the property is unoccupied for 30+ days.
You should:
Notify the insurance carrier immediately about the vacancy.
Secure vacant property insurance, or a rider policy if available.
Confirm what is and is not covered.
A claim denial on a fire, storm, or burglary due to lapse in coverage can be financially devastating. Even if you’re planning to sell, don’t assume the property will be off your hands quickly.
How Life & Legacy Planning® Prevents These Problems
These kinds of surprises are avoidable—with the right plan.
At Baranski Law PC, we help families across Benton County, Arkansas and Collin County, Texas create Life & Legacy Plans that go beyond traditional wills and trusts. Our process prepares your family for the real-world issues that follow incapacity or death.
Your plan includes:
A comprehensive asset inventory, with deeds, insurance policies, and essential home details.
Immediate access to funds to cover property expenses, without waiting on probate courts.
Ongoing legal guidance so your family isn’t left wondering what to do next.
With the right plan in place, your loved ones are never left scrambling.
Take the Next Step to Protect Your Family
If you want your loved ones to avoid court, conflict, and costly mistakes, let’s put a plan in place today.
As a Personal Family Lawyer®, I help you:
✅ Get financially organized
✅ Understand what will happen to your assets, including your home
✅ Create a customized plan based on your wishes, family, and values
📞 Click here to schedule a complimentary 15-minute discovery call.
We’ll talk about how I can help you create a plan that gives your family peace of mind—and protects everything you’ve worked so hard to build.
About Baranski Law PC
This article is a service of Ronald L. Baranski, Jr., Esq., of Baranski Law PC, a Personal Family Lawyer® firm proudly serving families in Texas and Northwest Arkansas. We don’t just draft documents—we help you make informed and empowered decisions for life and beyond.
Legal Disclaimer
The content in this article is provided by Baranski Law PC using licensed material from the Personal Family Lawyer® program. It is intended for educational purposes only and is not legal, tax, or financial advice. To obtain legal advice specific to your situation, please schedule a Life & Legacy Planning Session with our office.