Dealing with a home after someone has died is hard, and it often comes at a very difficult time. There is no rush to clean or clear the property straight away, and most of your first steps will be about paperwork and making the home safe. Whether the property was owned or rented, taking your time helps you work out who to contact, what the legal rules are, and when to bring in professional help.
Take your time and start with the basics
To begin, focus on the immediate legal requirements and finding the right documents before you worry about the property itself. Taking these steps in order may help.
- Wait for the medical examiner's office to confirm the details.
- Register the death within five days in England and Wales, or eight days in Scotland, including weekends and bank holidays.
- Use the government Tell Us Once service to inform all the relevant government departments in one go.
- Contact employers, private pension providers, banks and utility companies separately to inform them.
- Check for a valid will with a bank, a legal professional, a close contact or a will storage service.
Age UK says you need to find out whether the person made a valid will before anything can happen. Who has authority to decide about the home and belongings depends on your situation, so ask the executor, a solicitor or the council.
Who has the right to deal with the home
Probate is the legal right to deal with someone's property, money and possessions after they die. You should not make any financial plans or put property on the market until you have got probate.
Who applies for probate depends on the situation, so ask a solicitor or the executor rather than guessing.
Before you throw anything away or remove furniture, ask the executor first. Always ask the executor, a solicitor or your local council about your own situation rather than guessing the rules.
Keeping the home insured and secure
You should make sure the home stays insured and keeps its basic utilities like electricity and water. Talk to the home insurance company as soon as you can and ask what your policy needs from you.
If the current provider will not insure the home while no one lives there, you should find another insurer who will. There are specialist insurers that provide cover specifically for unoccupied properties, as Citizens Advice explains.
Take meter readings for a final bill if you are dealing with the person's money and property. If you inherit a property, you are responsible for the bills from the day after the person died.
Keep anything of value or sentimental importance aside in a safe place until the executor agrees on what should happen to it.
If the person rented the home
You need probate before you can officially end a tenancy, but most landlords agree to end it early if the tenant has died. You should get this agreement in writing with a clear final date for rent.
Speak to the family before removing anything from the property. Landlords are often happy to give access for someone to clear the tenant's belongings, and you can show executor proof of appointment or letters of administration to confirm your right to do this.
Clear the property and return the keys by the agreed date. The tenancy deposit should stay protected and the landlord may use some or all of it for the cost of clearing the property.
If you disagree with the proposed deductions, the relevant deposit protection scheme decides the outcome. You cannot inherit the responsibility for rent or arrears, though these specific rules apply to rented homes in England and the rules differ in Scotland, Wales and Northern Ireland.
The difference between a clean, a clearance and specialist cleaning
Clearing a home and cleaning it are different jobs, and some firms do one and not the other. Knowing what each service provides helps you book the right people at the right time.
The table below compares the three main services you might need, what they cover and when they are normally used.
|
Service type |
What the service covers |
When you normally use it |
|---|---|---|
|
House clearance |
Removing furniture, rubbish and personal belongings from the property |
When the home needs emptying before it can be sold or returned to a landlord |
|
Deep or end of tenancy clean |
Washing surfaces, floors, bathrooms and kitchens |
After the property is completely empty and needs to be presentable |
|
Specialist trauma cleaning |
Cleaning by trained specialists |
When the person was not found for some time or the scene involves bodily fluids |
Ask each firm for a written quote that says what is included, and ask the executor or the insurer before you agree to anything.
If the person died at home and was not found for some time
If a person died at home and was not found for some time, or the scene involves bodily fluids, this is a job for specialist trauma cleaners. Families should not attempt to clean this themselves.
Specialist trauma cleaners have the training and equipment for this work. Ordinary domestic cleaners and clearance firms are not the right people for it.
You should arrange this specialist service before any general clearance or routine cleaning takes place. Ask the executor or your insurer if this cost is covered by the estate or the home insurance policy.
Choosing a clearance firm and what to ask
When hiring a firm to empty the property, you must check they are an authorised waste carrier with an up to date and valid upper tier registration. Each legitimate carrier should have a registration number starting with CBDU.
In England, you use the Environment Agency online public register of waste carriers, brokers and dealers, or call them on 03708 506 506. In Wales, you use Natural Resources Wales on 0300 065 3000.
There is no legal requirement to keep records, but you should record any checks you make. It is a criminal offence if you do not take all reasonable measures to meet your duty of care, and GOV.UK says you may be given a fixed penalty notice.
When speaking to a clearance firm, make sure you cover these points:
- Check they have an upper tier registration number starting with CBDU.
- Search the public register to confirm their waste carrier status is valid.
- Ask for a written quote that clearly states what is included.
- Request proof of their public liability insurance before they enter the home.
- Agree exactly how they will handle valuables or personal papers they uncover.
Booking a house cleaner once the home is empty
Once the property is clear of belongings, you may want to hire a professional cleaner to prepare it for sale or a check-out inspection. Cleaners offer different levels of clean, so ask what each one includes.
If the home is rented, an end of tenancy clean is a whole-property clean. You can read more about how an end of tenancy clean works to decide if it matches your needs.
Before you book, make sure you have these things in place:
- A written quote from more than one local provider.
- A written list of the tasks to be done.
- A clear agreement on how any keys will be stored and returned.
- An answer to whether the firm has insurance in case anything is damaged.
Council tax and other costs while the home is empty
Buckinghamshire Council, for example, says that where the person lived alone the property is exempt from Council Tax for as long as it remains unoccupied and until probate is granted.
The same council says the exemption ends if the property has not been sold or re-let 6 months after the grant of probate or letters of administration, and that it does not apply if there is a joint owner or tenant.
Other councils may differ, so ask the local council about the specific property. If the property stays empty for a long time, ask the insurer what it needs from you.
Support for you
Dealing with a deceased person's estate is emotionally draining. There is professional support available if you are finding the process overwhelming.
You can call the Cruse Bereavement Care helpline on 0808 808 1677 for dedicated support. The Samaritans are available free at any time on 116 123 to talk through whatever is troubling you.
If you prefer to text, you can contact Shout by texting SHOUT to 85258. If you think your life or someone else's is at risk, call 999 or go to your nearest accident and emergency department immediately.
Common questions
Do I have to clean or clear the home straight away?
No. There is no rush, and most of the first steps are about paperwork and making the home safe. Take the time you need, and ask the executor, a solicitor or the council about your own situation. If the home was rented, Shelter England says most landlords agree to end the tenancy early, so speak to the landlord and get the agreement and a final rent date in writing. If you are struggling with all of this, it is fine to ask someone else in the family to share the work.
What happens to the tenancy deposit after a death?
The deposit remains protected in its registered scheme. The landlord can propose using some or all of it to cover the cost of clearing and cleaning the property, and the deposit scheme decides the outcome if there is a disagreement.
Can I put the house on the market straight away?
GOV.UK says you should not make any financial plans or put property on the market until you have got probate. Ask a solicitor or the executor about your own situation.
Who do I ask if I am not sure what to do?
Ask the executor, a solicitor or your local council about your own situation, and ask the insurer what your policy needs. If you are struggling, Cruse, Samaritans and Shout can offer support.
Next steps to arrange the home
When you are ready to begin the practical work, taking things one step at a time can help. Use this checklist to guide your actions when dealing with the home.
- Make the home secure, keep valuables safe until the executor agrees what happens to them, and take meter readings.
- Contact the home insurance company to ensure the empty property remains covered.
- Wait for probate before putting the home on the market or making financial plans.
- Record your checks on any waste clearance firm you hire.
- Book a professional clean only after all belongings are out and before any check-out inspection.
Taking the time to check the paperwork and hire reliable professionals makes a difficult job much more manageable. When the property is finally clear and you are ready to prepare it for sale or a landlord handover, you can find a house cleaner near you to handle the final presentation.
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