When a parent or relative passes away and leaves a house, the family often has the same questions: Who's allowed to sell it? Do we have to go through probate? What do we do with everything inside? This guide walks through the basics for houses in Lake, Porter, LaPorte, and Jasper counties.
1. Find out who has the right to sell
Someone has to have legal authority to sign the deed. How that works depends on how the house was owned:
- There's a will. It usually names a personal representative (also called an executor). The court appoints that person, and they can sell the house for the estate.
- There's no will. Indiana law decides who inherits, and the court appoints someone, often a close family member, to handle the estate.
- A transfer on death (TOD) deed or a trust. Indiana allows TOD deeds. If the house was set up this way, it may pass to the named person without going through probate.
- Joint ownership. If the house was owned jointly with rights of survivorship, it usually goes straight to the surviving owner.
Probate cases are handled by the court in the county where the person lived. Smaller estates may qualify for a simpler process. A probate attorney can tell you quickly which path applies. Our probate sale guide covers selling while the estate is open.
2. Protect the house while you decide
- Call the insurance company. Many policies change or lapse when a house is vacant. Ask about vacant home coverage.
- Keep the heat on or winterize. In a Northwest Indiana winter, frozen pipes are one of the most common and expensive problems in an empty house.
- Keep up with property taxes. Indiana property tax payments are generally due in May and November. Unpaid taxes can eventually lead to a tax sale.
- Lock it up and check on it. Change the locks if keys are floating around, and stop by regularly or have a neighbor keep an eye on it.
3. Get the family on the same page
When several siblings inherit together, everyone usually has to agree before the house can be sold. Talk early about whether to keep it, rent it, or sell, and who pays the bills in the meantime. Clear numbers help: what the house is worth as-is, what repairs would cost, and what each option leaves everyone with.
4. Decide how to sell
You have three main choices:
- List it with an agent. Often the best price for a house in good shape, but expect cleanout, repairs, showings, commissions, and a few months.
- Fix it up first. Can add value, but it takes cash, time, and someone to manage contractors.
- Sell as-is for cash. Usually a lower price than a fully fixed-up listing, but no repairs, no cleanout, no commissions, and a closing date you pick.
5. Think about taxes
Inherited property often gets a "stepped-up" tax basis, which can greatly reduce taxes when it's sold. Rules depend on your situation, so check with a tax professional before you sell.
How we help with inherited houses
We buy inherited houses all over Northwest Indiana, as-is. You can leave the furniture and belongings you don't want, and we handle the cleanout. If the estate is still in probate, we can work with the personal representative and the estate's attorney and close when the court allows. Call (219) 308-9106 or fill out the form for a no-obligation offer.
This guide is general information, not legal or tax advice. Talk to an Indiana probate attorney and a tax professional about your situation.