Tips on Insurance, Utilities, Maintenance, and Avoiding Break-Ins or Code Violations
Being named the executor of an estate is a significant responsibility—and often an emotional one. Among the many tasks that come with the role, managing a vacant property can feel especially daunting. Whether the home is waiting to be sold, transferred, or otherwise settled, it’s important to take proactive steps to protect it while it’s unoccupied.
As a real estate professional who specializes in probate, I’ve worked with many families navigating this very situation. Here are some key things to consider when caring for a vacant property during probate.
1. Secure Proper Insurance Coverage
One of the biggest mistakes I see is assuming the homeowner’s insurance will remain valid. Most standard homeowners policies become void after a property is vacant for 30–60 days. If something happens—like a fire, water damage, or vandalism—you may not be covered.
Action Step:
Contact the current insurance provider immediately and inform them the property is vacant and in probate. Ask if they offer a vacant home policy or endorsement. If not, a specialty insurance company can provide this type of coverage.
2. Keep Utilities On (Strategically)
It may be tempting to shut everything off to save money, but completely cutting power and water can cause more harm than good. Maintaining minimal utilities helps prevent issues like frozen pipes, mold growth, or moisture damage—and makes the home look lived-in.
Action Step:
Keep the electricity on for lighting and essential systems (like sump pumps), and leave the water on if someone will be checking the property or using it. Turn the thermostat to a reasonable level—cool in summer, warm enough in winter to prevent damage.
3. Prevent Break-Ins and Squatters
Vacant homes are unfortunately vulnerable to theft and vandalism. But there are simple, cost-effective ways to reduce the risk.
Action Steps:
- Install motion-sensor lights outside and use timers for indoor lights.
- Place a security sign in the yard—even if there’s no system.
- Notify local law enforcement that the home is vacant; some departments offer vacation watch programs.
- Ask a trusted neighbor or professional to check in regularly and collect any mail or flyers.
4. Keep Up With Maintenance and Curb Appeal
An unkempt property can draw attention—and complaints. Overgrown lawns, full mailboxes, or broken windows might prompt code violations, fines, or even condemnation orders in some municipalities.
Action Step:
Schedule regular lawn care, snow removal, and exterior checks. If needed, hire a property maintenance service to ensure the home stays compliant and presentable. This is especially important if the home will eventually be sold.
5. Document Everything
From insurance to repair records, it’s essential to maintain a paper trail—both for your protection and the estate’s.
Action Step:
Keep a folder (digital or physical) of:
- Utility and insurance info
- Invoices from maintenance services
- Any repair or inspection reports
- Notes from property visits
Need Help? You’re Not Alone.
Managing a vacant home—especially while grieving or juggling other responsibilities—can feel overwhelming. As someone who works with probate clients every day, I can help you create a plan for the property, connect you with trustworthy vendors, and guide you through the process at your pace.
Whether you’re looking to maintain the home for a while or prepare it for sale, I’m here as a resource and advocate.
If you’ve recently been named executor and aren’t sure what to do next, let’s talk. I’d be honored to support you during this transition.