Inherited a House in Calgary? A Property Checklist for the First Few Weeks
Inheriting a house can create an immediate list of practical questions at the same time that a family is grieving.
Does someone need to check the property? Who can authorize repairs? Should the utilities remain on? Can the home be sold now? What happens to the belongings? Who needs to agree?
The first few weeks are usually not about choosing paint colours or rushing to list the property. They are about preserving the asset, confirming authority, collecting information, and preventing avoidable problems.
1. Secure the Property
Arrange for a trusted person to inspect the home promptly.
- Confirm doors and windows are secure.
- Locate available keys, remotes, and access codes.
- Check for water leaks, heat loss, electrical concerns, or other damage.
- Remove obvious perishables and garbage.
- Confirm smoke and carbon-monoxide alarms are present and functioning.
- Arrange snow removal, lawn care, mail collection, and periodic checks.
- Document the condition with dated photographs or video.
Avoid making unnecessary changes before the estate’s authority and insurance requirements are understood.
2. Contact the Insurer
Tell the property insurer about the death and whether the home is occupied, temporarily vacant, or expected to become vacant.
Ask what the policy requires regarding:
- vacancy or unoccupancy;
- frequency of property checks;
- heat and utilities;
- security systems;
- snow and yard maintenance;
- valuable contents; and
- renovations or contractor access.
Record the representative’s name, the date of the call, and the instructions provided.
3. Locate the Will and Identify the Personal Representative
In Alberta, the person administering the estate may be called the personal representative. If there is a will, it commonly names an executor. If there is no will or the named person cannot act, an administrator may need to be appointed.
Locate:
- the original will and any codicils;
- the deceased’s identification and death documents;
- contact information for the lawyer who prepared or stored the will;
- names and contact information for beneficiaries;
- relevant estate-planning correspondence; and
- financial and property records that may identify estate assets or debts.
4. Confirm Authority Before Signing
A court grant may be required before institutions or transaction parties will recognize the personal representative’s authority. Whether a grant is required depends on the estate, property ownership, institutions involved, and proposed transaction.
Before signing a listing agreement, purchase contract, major renovation contract, or other binding document, ask the estate lawyer:
- who currently has authority to act;
- whether a grant is required;
- which documents can be signed before the grant;
- whether a sale can be conditional on receiving the grant;
- which beneficiaries or other parties must be notified or consulted; and
- how the sale proceeds must be handled.
5. Preserve and Inventory the Contents
Photograph rooms, valuable items, vehicles, documents, and stored property before items are removed.
Create a simple inventory that identifies:
- items specifically gifted in the will;
- valuable or insured property;
- financial, tax, title, and identification records;
- items family members have requested;
- property that may need appraisal;
- items that may eventually be donated, sold, or discarded; and
- items that belong to someone other than the deceased.
Avoid informal removal of contents that could create later disagreement about what existed, who received it, or where it went.
6. Gather the Property File
Look for:
- property-tax notices;
- mortgage, line-of-credit, or loan information;
- utility and service accounts;
- insurance policies;
- title information;
- real property reports and compliance documents;
- renovation permits, invoices, warranties, and contractor records;
- condominium documents, if applicable;
- tenancy agreements and security-deposit records;
- alarm, internet, and monitoring contracts; and
- keys, remotes, manuals, and access instructions.
7. Track Carrying Costs
Prepare a monthly property-cost summary:
- mortgage payments and interest;
- property taxes;
- insurance;
- utilities;
- condominium fees;
- snow, lawn, security, and maintenance;
- clean-out and storage;
- urgent repairs; and
- professional fees related to the property.
This helps the personal representative compare the cost of holding the property with the possible benefits of waiting, renovating, renting, or selling.
8. Address Urgent Repairs—But Avoid Premature Renovations
Address issues that protect the property, such as active leaks, broken windows, failed heat, pest entry, unsafe electrical conditions, or security concerns.
Delay discretionary renovations until the estate has:
- confirmed authority;
- understood the likely property strategy;
- reviewed the property condition;
- confirmed insurance and permit requirements;
- estimated costs and likely benefit; and
- decided who will manage the work.
9. Decide Who Needs to Be Kept Informed
Estate property decisions can become more difficult when information is unevenly shared.
Consider a simple communication plan that identifies:
- who has legal decision-making authority;
- which beneficiaries receive updates;
- who communicates with contractors, lawyers, buyers, or agents;
- how offers and estimates will be circulated; and
- where decisions and supporting documents will be stored.
10. Compare the Main Property Paths
Once authority and information are clearer, the estate can compare:
- keeping the property;
- renting it;
- renovating before sale;
- listing publicly in its current condition;
- listing after preparation; or
- selling directly as-is.
The comparison should consider likely net proceeds, time, work, carrying costs, risk, beneficiary expectations, and the personal representative’s ability to manage the process.