What To Do When You Inherit Property in Ohio
You’ve just lost someone important to you, and now you’re responsible for their home.
Maybe it’s sitting empty while you figure out what to do next. Maybe you’re planning to sell it, or perhaps other family members want to move in eventually. Whatever your plans, you’re about to discover that an empty house needs almost as much attention as an occupied one—sometimes more.
The challenges of managing a vacant inherited home go far beyond simply deciding whether to keep it or sell it. From the moment you take responsibility for the property, you’re facing security risks, maintenance issues, insurance complications, and legal responsibilities that most people never anticipate. Let’s walk through what you can expect and how to protect both the property and your family’s interests.
If you’ve just inherited real estate in Ohio, here are the top 4 things to focus on:
- Address security concerns immediately (secure the property and change the locks)
- Keep up with ongoing maintenance responsibilities
- Communicate with the homeowners insurance company and update the policy if necessary
- Hire a probate attorney and stay proactive throughout the legal process
Address Security Concerns Immediately
The first 48 hours after someone passes away can be critical for protecting their home. Unfortunately, there are people who see an obituary as an opportunity. Break-ins during funeral services happen, as an empty house can become a target for theft or vandalism.
Your immediate priorities should include securing all entry points and changing the locks as soon as possible. You don’t know who might have keys or alarm codes.
Beyond changing locks, you’ll want to establish some basic security measures. Make sure neighbors know who should and shouldn’t be around the property. If there’s a security system, update the codes and contact information. Consider having someone stay at the house during the funeral service if possible.
Remove easily portable valuable items as quickly as you can. Jewelry, small electronics, cash, prescription medications, and firearms should be your first priorities. Don’t forget about tools, lawn equipment, or collectibles.
The goal isn’t to empty the entire house immediately, but to remove or secure the items that would be easiest for someone to grab quickly and that would be hardest for you to replace.
Security concerns are just the beginning of your responsibilities as the new property owner.
Ongoing Property Maintenance
Once you’ve addressed the immediate concerns, you’ll discover that houses don’t pause their needs just because they’re empty. In fact, vacant homes often need more maintenance attention because small problems can quickly become big problems when no one is around to notice them.
Heating and cooling systems still need to run to prevent damage to the structure and remaining contents. In winter, don’t turn off the heat completely—frozen pipes can cause thousands of dollars in damage. In summer, keep the AC on. Lack of air circulation can lead to mold growth that can destroy the property’s value.
Regular inspections become crucial when no one’s living in the house day-to-day. A small roof leak that a homeowner might notice immediately can cause extensive damage in an empty house before anyone discovers it. Clogged gutters or missing shingles won’t announce themselves—you need to actively look for them.
The property’s exterior needs ongoing attention too. An unmowed lawn or uncleared snow immediately signal that the house is vacant. This not only creates security risks but can also violate local ordinances and affect the property’s value. You’ll need to arrange for regular lawn care, snow removal, and general upkeep to maintain the property’s appearance and value.
Don’t forget about pest control. Vacant homes can quickly become attractive to rodents and insects, especially if there’s food left or if entry points aren’t properly sealed. What starts as a small problem can become a major infestation that damages the property and creates health hazards.
Beyond the day-to-day maintenance challenges, there’s another critical issue that many families discover too late: their insurance coverage may not be what they think it is.
Homeowners Insurance Complications Could Cost You
Here’s something that catches many families off guard: your loved one’s homeowner’s insurance might not cover damages that occur after the house becomes vacant. Insurance companies consider vacant properties to be higher risk, and many standard policies have clauses that limit or exclude coverage for properties that have been unoccupied for more than 30 days.
You need to contact the insurance company to report the change in occupancy status. Some insurers will provide continued coverage for vacant properties, but usually at higher premiums and with more limited coverage. Others might cancel the policy entirely, requiring you to find specialized vacant property insurance.
The stakes here are enormous. If the house suffers major damage and the insurance company determines it was vacant without proper coverage, you could be personally liable for the full loss. This could easily amount to hundreds of thousands of dollars.
Even if you’re planning to sell the property quickly, don’t assume you can skip this step. Probate often takes longer than expected, and even a few months of improper coverage could result in devastating financial consequences.
The key is to be proactive and honest with the insurance company. Work with them to understand your options and ensure continuous appropriate coverage throughout the time you’re responsible for the property.
Opening an Estate with the Probate Court
If your loved one had any assets in their name alone, an estate will need to be opened through the probate court. This court presides over the distribution of your deceased loved one’s assets.
In Franklin County, Ohio, this process usually takes about 6 months, and generally goes something like this:
- If the decedent didn’t have a will, a family member or close friend can petition the court to become the Estate Administrator. If the decedent did have a will, the Executor listed in the will can approach the court.
- The estate administrator or executor must investigate what assets the decedent had, create an inventory, and report back to the Probate Court.
- They must pay whatever bills need to be paid out of the estate.
- They must distribute what’s left in the estate according to the terms of the will, or if there is no will, according to state law.
- After the administration is done, they will go back to the Court to prove they have done their duties and pay whatever taxes and filing fees are due.
In theory, settling an estate should be an easy process. But it’s easy to get lost in documents and make a mistake. Unfortunately, the Court does not provide any help through the probate process. Oftentimes, it’s more costly to clean up honest mistakes than just hiring a probate attorney from the start.
Laws and regulations surrounding probate properties and insurance can vary widely depending on your location, and having expert guidance ensures you’re making the right decisions. By hiring a qualified Ohio probate attorney, you can minimize financial risks and protect the property throughout the probate process.
Contact DuPont Law Group today to schedule an initial consultation with our compassionate team. We look forward to working with you.
