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The House Is Vacant or at Risk — What to Do Now
A vacant estate home faces real threats: insurance lapses, unauthorized entry, utility failures, weather damage, HOA violations, and accumulating costs. The steps below help you reduce preventable losses while longer-term decisions are being made.
A vacant estate home faces real threats: insurance lapses, unauthorized entry, utility failures, weather damage, HOA violations, and accumulating costs. The steps below help you reduce preventable losses while longer-term decisions are being made. These are practical, reversible actions that protect information and property.
Important Disclaimer:
Bill Ross is a licensed Texas real estate agent, not an attorney, CPA, or title professional. This guidance is educational and does not constitute legal, tax, or insurance advice.
Consult the appropriate professional before acting. Before taking action on any estate matter, contact a qualified Texas probate attorney for legal authority questions, a title company for insurability and record-title questions, and a CPA or tax attorney for tax and filing questions.
What to Address Now
Notify the insurer
Contact the homeowner's insurance carrier immediately. Report the death and the vacancy. Ask whether the current policy continues, whether a vacancy endorsement is needed, and what coverage limitations apply to an unoccupied home. Do not assume the policy automatically covers a vacant property.
Secure access
Change the garage code if applicable. Collect all keys, remotes, and access codes. If you cannot account for all copies, consider rekeying the locks. Do not change locks if someone has a legal right to occupy the property — consult an attorney first.
Establish an inspection routine
Visit the property at least once per week if possible. If you are out of state, hire a local property manager or trusted contact to check the home. Document each visit with photographs and notes.
Manage critical systems
Keep electricity on. Set the thermostat to maintain a moderate temperature (65–70 degrees in winter, 78–80 in summer). Run water periodically to keep pipes from seizing. If the property has a pool, maintain it or drain it properly. Arrange lawn care to avoid code violations.
Check for damage
After storms, high winds, or freezing temperatures, inspect the roof, windows, doors, and exterior for damage. Document everything with photos.
Manage mail
Forward the mail or arrange for someone to collect it. Piled-up mail signals vacancy and invites theft.
Track expenses
Keep a log of every dollar spent on the property: insurance, utilities, lawn care, repairs, inspections, and any other costs. These may be reimbursable from the estate.
What Not to Assume or Do Yet
Do not assume your insurance covers a vacant home without confirming with the carrier in writing.
Do not assume changing locks is always legally appropriate.
If someone has occupancy rights, self-help removal can create legal liability. Consult an attorney first.
Do not remove personal property without an inventory and legal authority.
Do not ignore HOA notices, tax bills, or mortgage statements.
Unpaid obligations can lead to fines, liens, and even foreclosure that complicate or prevent a future sale.
Documents to Locate
Questions to Ask the Probate Attorney
- Who has legal authority to manage the property during administration?
- Are there any occupants whose rights need to be addressed?
- Can the estate pay for property preservation from estate funds before appointment?
Questions to Ask the Title Company
- Are there any liens or encumbrances that could affect the property?
- Will the vacancy status affect the ability to sell or transfer the property?
Property and Sale-Planning Work
A vacant property may be a candidate for a quick sale, a repair-and-sell strategy, or an as-is listing. A real-estate professional can assess the property's condition, estimate market value, and help you understand your options without committing you to a listing.
Bill Ross helps families evaluate and prepare estate homes for sale. This does not create a legal obligation to sell or a binding listing relationship.
Decisions Likely to Come Next
Whether to repair, clean out, sell as-is, or wait
Condition assessment and market timing drive this decision.
How to handle ongoing carrying costs
Insurance, utilities, taxes, and maintenance add up quickly on a vacant property.
Whether to hire a property manager
Especially important for out-of-state executors and long vacancy periods.
When to list the property for sale
Timing depends on legal authority, condition, and market conditions.
Related Guides
Vacancy and Insurance for Estate Homes
Coverage gaps executors need to know about
What Happens When a Probate House Sits Vacant
Risks of deferred maintenance, vandalism, and insurance voids
Should You Repair, Clean Out, Sell As-Is, or Wait?
Deciding what to do with an inherited Texas property
Hidden Carrying Costs of an Estate Home
What it actually costs to hold an estate property
First 72 Hours After the Homeowner Died
Protect the property and gather information in the first days
Author: Bill Ross, Hill Country Homesteads Group. This content is educational and does not constitute legal, tax, or insurance advice. Consult a qualified Texas probate attorney, a licensed title company, and a CPA or enrolled agent before making decisions about estate property.
Bill Ross is a licensed Texas real estate agent (License #778434) and Certified Probate Expert serving Boerne, Fair Oaks Ranch, San Antonio, and the surrounding Hill Country communities. Hill Country Homesteads Group, brokered by KW Boerne. Information current as of July 19, 2026.