A Step-by-Step Guide for Adult Children
Losing a parent is emotional, overwhelming, and deeply personal. 💔
And while you’re grieving, practical decisions still have to be made — especially about the house.
I know this not just as a REALTOR®, but as a daughter. I am living this right now. My brother and I are walking through the estate process, handling paperwork, coordinating next steps, and sorting through a lifetime of memories. It is both sacred and exhausting.
If you are facing this season — or know you will someday — here is a clear, steady guide to help you understand what happens next.
📜 Step 1: Determine How the Home Is Titled
Before anything else, you need to know:
Is the home in a trust?
Is it going through probate?
Is there a Transfer on Death (TOD) deed?
Was it jointly owned?
If the home is in a trust:
The trustee (often an adult child) has the authority to manage or sell the property once proper documentation is obtained.
If there is no trust:
The home will likely go through probate, and the court must appoint a personal representative before the property can be sold.
⚠️ Important: You typically cannot list or sell the home until you have legal authority.
This is where working with an estate attorney early is incredibly helpful.
📑 Step 2: Gather Key Documents
You will need:
Certified death certificates
Trust documents (if applicable)
Certificate of Trust
Letters of Authority (if probate)
Mortgage information
Property tax records
Homeowners insurance policy
It feels like “then, then, then…” — and it is. Take it one document at a time. 🗂️
🏠 Step 3: Secure and Maintain the Property
Even if no one is living in the home, it must be maintained.
✔️ Forward mail
✔️ Notify insurance company
✔️ Keep utilities on
✔️ Maintain heat (especially in Michigan winters ❄️)
✔️ Arrange for lawn/snow care
Vacant homes can create insurance complications. Don’t skip this step.
🧡 Step 4: Begin Sorting — Slowly
This is the emotional part.
You’ll walk room to room and think:
“Dad might need that.”
“I should ask Mom about this.”
Give yourself grace. There is no rush in the first few weeks unless there are financial pressures.
When you are ready, you typically have three paths:
🛍️ Estate Sale
Best when the home is full of furnishings and household goods.
🎁 Donation
Good for everyday items and clothing.
🚛 Clean-Out Service
For properties with limited resale value items.
Sometimes it’s a combination of all three.
💰 Step 5: Understand the Tax Considerations
Many adult children worry:
“Will we owe capital gains tax?”
Here’s the good news:
When a parent passes, heirs typically receive a step-up in basis. That means the home’s value resets to its fair market value at the date of death.
If the home is sold shortly after, there is often little to no capital gains tax. 📊
However, every situation is unique — always consult a CPA or estate attorney.
🔧 Step 6: What Repairs Matter (And What Don’t)
You do not need to make the home perfect.
In fact, I often advise families:
✔️ Safety issues — yes
✔️ Roof leaks or active water problems — yes
❌ Full kitchen remodel — usually no
❌ Cosmetic perfection — not necessary
Sometimes selling “as is” makes the most financial and emotional sense.
Your goal is not HGTV. Your goal is closure and wise stewardship. 🕊️
⏳ Step 7: Decide When to Sell
There is no universal timeline.
Consider:
Is the home vacant?
Are there ongoing carrying costs?
Are siblings aligned?
Is the market favorable?
Do you need time to emotionally detach?
Some families sell quickly.
Others need months.
Both are okay.
💬 The Emotional Reality No One Talks About
Sorting through a parent’s home is not just logistical.
It’s:
Finding handwritten notes 📝
Opening drawers untouched for years
Smelling familiar cologne or perfume
Seeing the chair where they always sat
You are not just handling property.
You are closing a chapter of a life.
And that deserves patience.
🤝 You Don’t Have to Do This Alone
If you are navigating this right now — especially here in Southeast Michigan — I am walking this road too.
As a REALTOR® since 1997, I’ve guided many families through estate transitions.
As a daughter, I now understand it even more deeply.
If you need:
A calm plan
A property evaluation
Referrals to estate sale companies
Attorney or CPA connections
Or simply a conversation about your options
I am here. 💛
🌿 Final Thought
The house is not just a structure.
It held birthdays.
Holidays.
Quiet mornings.
Hard conversations.
Ordinary Tuesdays that didn’t feel significant at the time.
Honor the memories.
Handle the details wisely.
Move forward when you’re ready.
You don’t have to figure it out alone.
Whether buying, selling, or seeking valuable insights into the market, I'm here to be your trusted guide in the dynamic world of real estate. Feel free to contact me for a confidential discussion, where we can explore your goals, address any questions, and navigate the exciting path of real estate together. Your real estate journey is unique, and I am committed to providing personalized assistance tailored to your needs. Don't hesitate to connect.
Dani | 734-623-9442 | dani@danihallsell.com
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