Clearing a House After Death UK (2026): Executor's Guide

An executor technically has authority from the moment of death (their authority derives from the will, not from the grant of probate), but there are important practical and legal reasons to proceed carefully: (1) Obtain the grant of probate first where possible: the grant of probate is the document that proves the executor's authority to third parties (the Land Registry, banks, estate agents). For clearing and selling the property, having the grant is strongly recommended before taking major steps — selling furniture, giving items away, or emptying the property; (2) Inventory before clearing: the executor's primary legal duty at this stage is to take an accurate inventory of all estate assets. All contents of the house — furniture, jewellery, artworks, books, clothing, vehicles in the garage, electrical items, cash, documents — are estate assets until formally identified and accounted for. Nothing should be removed or discarded before an inventory is taken; (3) Urgent practical steps can be taken before probate: securing the property (changing locks if necessary), notifying the insurer that the property is vacant, collecting mail, and paying urgent bills from the estate are all reasonable pre-probate steps; (4) Avoid taking items for yourself: an executor who helps themselves to estate property before formal administration is in breach of their fiduciary duty — this is potentially devastavit (wasting of estate assets) and creates personal liability. The executor cannot keep an item, however sure they are they are entitled to it, until the estate is formally administered and the item is allocated; (5) Landlord notice: if the deceased rented the property, the tenancy continues (see private-tenancy-death-uk) and the executor must give proper notice before vacating. The landlord cannot require the executor to clear the property immediately.

Cash found in a deceased person's home is an estate asset — it must be included in the estate valuation and accounted for accordingly: (1) Record and bank it: count the cash carefully, note the exact amount, note where it was found (location may be relevant if the will contains specific gifts of contents), and bank it into the estate bank account. Executors who handle estate cash without adequate records expose themselves to accusations of misappropriation; (2) IHT: cash in the home at the date of death is part of the taxable estate and should be declared to HMRC in the IHT400 (or in the IHT205 for excepted estates). Even if the amount is modest, it must be accounted for; (3) Theft risk: the presence of cash in a house being cleared is a significant theft risk if multiple people have access (family members, house clearance companies, estate agents). The executor should remove and bank any cash as early as possible before others have access to the property; (4) Foreign currency: foreign bank notes are estate assets. Convert to sterling at the rate prevailing at the date of death for IHT purposes; (5) Jewellery and small valuables: similarly, jewellery, watches, and other small valuables found in the house should be secured early. High-value items (jewellery, fine art, antiques) should be professionally valued — the value at date of death is required for IHT; (6) Documents: documents found in the house may be critically important — include original share certificates, deeds, insurance policies, private pension paperwork, rental agreements, and bank correspondence. Do not discard any documents without checking their relevance to the estate.

Professional house clearance is often the most practical choice for clearing a deceased person's home, particularly where the estate is complex, the family lives far away, or there is significant volume of possessions: (1) What professional clearers do: a reputable house clearance company removes all unwanted items from the property, sorts them (charity, sale, recycle, skip), and leaves the property empty and clean. They usually arrange for house donations to go to charity, items of value to go to auction, and general items to be recycled or disposed of; (2) Cost: a full house clearance typically costs £500–£2,000 depending on the size of the property and the volume of contents. This is a legitimate estate expense deductible before IHT and before beneficiaries receive their share; (3) Before engaging a clearance company: the executor must first complete an inventory of the property. The clearance company should NOT be allowed access before the executor (or a trusted representative) has gone through the property and removed valuables, documents, cash, jewellery, and any items that are specifically bequeathed in the will or wanted by beneficiaries; (4) Avoiding scam clearers: beware of house clearance companies that charge a premium for 'estate clearance' without providing itemised receipts, or who claim items 'with value' and take them without accounting to the estate. Always get 3 quotes, check reviews, and agree in writing what will happen to items removed; (5) Charity donations: many house clearance companies donate to charities directly — particularly for furniture in good condition. The British Heart Foundation, Age UK, and Emmaus all collect large items; (6) Auction of valuable items: if specific items may have significant value (antiques, artworks, collectibles, vintage items), instruct a specialist auctioneer rather than including them in the general clearance. Christie's, Bonhams, and many regional auction houses offer free valuations.

A vehicle owned by the deceased is an estate asset and must be handled through the estate administration — it cannot simply be taken by a family member or sold without proper authority: (1) DVLA notification: the executor should notify the DVLA of the death by sending the V5C logbook (the vehicle registration document) with a letter explaining the owner has died. The DVLA updates the records and may issue a new V5C in the name of the estate; (2) Insurance: the vehicle's insurance typically ceases or becomes limited on the policyholder's death — contact the insurer immediately. The executor should arrange temporary insurance cover to keep the vehicle insured during administration; (3) MOT and road tax: these continue to apply — a vehicle cannot be driven on the road without a valid MOT and road tax; (4) Selling the vehicle: the executor sells the vehicle as part of estate administration. The proceeds go into the estate account. The executor can use the grant of probate to transfer legal title to the buyer. Most car dealers and private buyers will accept proof of the executor's authority (grant of probate + death certificate); (5) Specific bequest: if the will specifically leaves the car to a named beneficiary, the executor can assent the vehicle to that person (using an AS1 for registered vehicles, or a written transfer for cars). The assent transfers the estate's interest to the beneficiary; (6) The SORN: if the vehicle is not to be used during administration, registering it as SORN (Statutory Off Road Notification) with the DVLA avoids road tax liability and reduces insurance costs; (7) Personalised number plates: if the vehicle has a personalised number plate, this is a separate estate asset — the plate's registration can be transferred independently of the vehicle. Personalised plates can have significant value.

The costs of maintaining and running the deceased's property during estate administration are estate expenses — they are paid from the estate before beneficiaries receive their share: (1) Council tax: the property becomes liable for council tax from the date of death. Most local councils grant a full exemption for up to 6 months while a property is vacant and undergoing probate (apply to the council with the death certificate and evidence that probate is pending). Some councils extend this — always apply immediately, as exemptions are not automatic; (2) Utilities: standing charges for gas, electricity, water, and broadband continue. Contact each provider to notify them of the death and arrange for minimum services (heating needs to be maintained in winter to prevent pipe damage). Cancel unnecessary services; (3) Home insurance: most home insurance policies become void or severely restricted when a property is left vacant for more than 30–60 days. The executor must notify the insurer and obtain specialist vacant property insurance. Cost: typically £200–£500 for 6 months; (4) Mortgage (if any): if the deceased had an outstanding mortgage, the mortgage lender must be notified. Mortgage payments continue as an estate liability. Some lenders have compassionate policies and may defer payments pending probate; (5) Ground rent and service charges (leasehold): these are estate liabilities that continue throughout administration. Notify the freeholder/management company and ensure ongoing payments are maintained; (6) Security: vacant properties are vulnerable to break-ins, vandalism, and squatters. Consider changing the locks, installing security lights, arranging for a trusted neighbour to collect post, and ensuring the property looks occupied. Some executors arrange for a house sitter or professional property management service for estates that take longer to administer.