Inheriting a property is rarely just about real estate. It comes with grief, memories, and the weight of decisions you weren't planning to make. The house holds your family's history, and now it needs your attention during a time when you're already emotionally stretched.
This guide walks you through what to expect—the immediate tasks, the legal requirements, and the decisions that will need to be made. It's written for people who are navigating this process for the first time, often while managing their own lives, jobs, and families.
You don't have to have all the answers right now. You just need to know what comes next.
Important: This article provides general information only and is not legal advice. Estate settlement involves complex legal requirements including probate, property transfers, and tax obligations. You must work with a qualified attorney to handle these matters properly.
Phase 1: Securing the Home (First 30 Days)
The immediate priority is protecting the property. An empty house becomes vulnerable quickly, and taking a few basic steps now prevents larger problems later.
Change the Locks
If anyone outside the immediate family has keys—former caregivers, neighbors, service providers—change the locks. You need to control access. This isn't about distrust; it's about clarity. You need to know who can enter the property and when.
Notify the Insurance Company
Contact the homeowner's insurance carrier immediately. Most standard policies exclude coverage for vacant homes after 30-60 days of unoccupancy. If the house will remain empty during estate settlement, you'll likely need a vacant home insurance policy or endorsement.
In Illinois, vacant home insurance typically costs 30-50% more than standard homeowner's coverage due to increased risk of vandalism, theft, and undetected damage like burst pipes. But without it, you're exposed to significant financial liability if something happens to the property.
Ask the insurer specifically about:
• How long the current policy covers vacancy
• What a vacant home endorsement or separate policy would cost
• What coverage exclusions apply to vacant properties
• Whether regular inspections are required to maintain coverage
Maintain the Exterior
An unmaintained property signals that no one is watching. Overgrown grass, piled-up newspapers, and uncleared snow advertise vacancy. This attracts vandalism, break-ins, and municipal code violations.
Arrange for:
• Lawn maintenance during growing season
• Snow removal in winter (Chicago requires sidewalks cleared within a specific timeframe)
• Mail hold or forwarding
• Basic exterior upkeep (clearing leaves, maintaining gutters)
If you don't live nearby, hire a local service or ask a trusted neighbor to keep an eye on things. Regular visible activity—even just a car in the driveway periodically—reduces risk.
Phase 2: Stabilizing the Asset (30-90 Days)
Once the immediate security concerns are addressed, focus shifts to preventing deterioration and locating critical documents.
Keep Utilities On
Do not shut off utilities, even if you're trying to reduce costs. In Chicago's climate, turning off heat in winter risks frozen and burst pipes, which can cause tens of thousands of dollars in water damage. Even in warmer months, lack of climate control can lead to mold, humidity damage, and pest infestations.
Maintain at minimum:
• Heat (set to at least 55°F in winter)
• Water service
• Electricity
• Gas (if applicable)
These aren't optional. They're essential to asset preservation. The monthly utility costs are significantly less than repairing preventable damage.
Locate the ""Big Three"" Documents
Estate settlement requires specific paperwork. Finding these documents early prevents delays later:
1. The Will
If the deceased had a will, it needs to be filed with the circuit court in the county where they resided, typically within 30 days of death. The will determines who inherits the property and who serves as executor. If you can't find the original will, contact the deceased's attorney or check their safe deposit box.
2. Mortgage Statements
You need to know if there's an outstanding mortgage, what the balance is, and who holds the loan. Mortgage payments must continue during probate to prevent foreclosure. The executor can use estate funds to make these payments, but you need to know what's owed and to whom.
3. Recent Tax Bills
Property tax records show the assessed value, annual tax amount, and payment status. In Illinois, property taxes are substantial—Cook County's effective rate runs around 2%—and they don't pause during probate. Unpaid taxes create liens that must be resolved before the property can be sold or transferred.
These three documents form the foundation of your estate settlement process. Everything else builds from here.
Phase 3: The Inventory (60-120 Days)
At some point, you'll need to address the contents of the home. This is often the most emotionally difficult phase. The house contains a lifetime of belongings, and sorting through them forces you to make decisions about what has value, what holds meaning, and what simply needs to be let go.
Document Before You Dispose
Before removing anything, photograph the rooms and major items. This creates a record for estate purposes and protects against later disputes about what was in the house. In Illinois probate, the executor must provide an inventory of estate assets. Documentation makes this process clearer.
As you sort, create categories:
• Items of significant monetary value (jewelry, art, collectibles, antiques)
• Items with clear sentimental value to family members
• Functional household items in good condition (furniture, appliances, tools)
• Items to donate
• Items to dispose of
This isn't about being ruthless. It's about being intentional. You're honoring what mattered while recognizing that not everything can or should be kept.
The Clean-Out as Legacy Work
Clearing out a family home isn't just logistics. It's a form of closure. Deciding what to preserve and what to release is part of processing grief. Some families find it helpful to set aside specific items—a favorite chair, a piece of jewelry, handwritten recipes—as tangible connections to the person they've lost.
Take your time with this phase when possible. Rushing through it often leads to regret—either keeping too much out of guilt or discarding items that held more meaning than you realized.
That said, not everyone has the emotional capacity or physical proximity to manage this personally. If the volume feels overwhelming, or if the estate involves hoarding or severe clutter, professional help exists specifically for this situation.
Phase 4: Establishing Value
In Illinois probate, the estate must establish the ""date of death"" value of the property. This determines tax obligations, how assets are divided among heirs, and what the property should sell for if it goes to market.
Why Professional Appraisal Matters
A professional real estate appraisal provides an objective, defensible valuation. This matters for several reasons:
• Tax purposes: Illinois estate tax applies to estates valued over $4 million. Federal estate tax applies above $13.99 million (2025 threshold). Accurate valuation determines tax liability.
• Equitable distribution: If multiple heirs are involved, accurate valuation ensures fair division of assets.
• Sale pricing: If the property will be sold, the appraisal establishes a baseline for market pricing.
• Probate requirements: The court requires asset valuations as part of the estate inventory.
Don't rely on online estimate tools like Zillow or Redfin for estate purposes. These are algorithms, not appraisals, and they can be off by tens of thousands of dollars. A licensed appraiser conducts a physical inspection, evaluates comparable sales, and provides a formal report that holds up in legal proceedings.
In Chicago, professional appraisals typically cost $400-$600 for a standard single-family home, more for larger or unique properties. It's a necessary expense that protects all parties involved.
The Timeline: What to Expect in Illinois Probate
Illinois probate typically takes 6-12 months for straightforward estates, though complex situations can extend to 18 months or longer. The timeline is driven by legal requirements, not personal preference.
Key milestones include:
• Filing the will: Within 30 days of death
• Opening probate: Shortly after filing the will
• Creditor notification period: 6 months (creditors have this window to file claims against the estate)
• Asset inventory and appraisal: Within 60 days of appointment as executor
• Debt and tax settlement: Throughout the probate period
• Final distribution: After all debts, taxes, and claims are resolved
You cannot sell or transfer the property until probate is complete and the court authorizes distribution. This is why maintaining the home during this period matters. The asset needs to be preserved while the legal process runs its course.
When the Weight Becomes Too Much
Many families reach a point where the logistics feel paralyzing. You're grieving, managing your own responsibilities, and now you're also supposed to coordinate contractors, manage cleanouts, handle repairs, and prepare a house for sale—all while navigating probate.
This is where specialized help makes a difference.
Moving Forward
Inheriting a property is complicated. The legal requirements are real, the timeline is long, and the emotional weight is significant. You're making decisions about a place that held your family's life, and those decisions matter.
But you don't have to navigate this alone. Attorneys handle the legal work. Appraisers establish value. And when the physical demands of the property become too much, services exist specifically for families in this situation.
Give yourself permission to ask for help. This process is hard enough without trying to do everything yourself.
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This article provides general information about inheriting property and estate processes. It is not legal, financial, or tax advice. Every estate is unique and requires professional guidance. Work with qualified attorneys, tax professionals, and real estate advisors when settling an estate. All Illinois probate information referenced is current as of February 2026 and subject to change.