Clearing a House After a Death: First Steps and What to Expect

Losing a parent or loved one is devastating. The thought of clearing their house can feel overwhelming, especially when you are grieving. This guide walks you through the process step by step, so you know what to expect and when to act.

Step 1: Locate the Will and Identify the Executor

Before anything else, find out if there is a will. The will names the executor – the person legally responsible for dealing with the estate. If there is no will, the rules of intestacy determine who acts as administrator. This step matters because the executor has the legal authority to arrange clearance and dispose of items.

You do not need to clear the house immediately. Take your time. There is no legal timeframe for clearing a property after a death, unless there are specific reasons (like a tenancy ending or a property sale deadline).

Step 2: Secure the Property and Valuables

Make sure the property is secure. Check that all doors and windows are locked. If the property will be empty for a while, consider informing the insurance company – some policies require notification if a property is unoccupied for more than 30 days.

Identify and remove any obviously valuable items (jewellery, important documents, cash). Keep these safe. If you are not sure whether something is valuable, leave it – you can always get a professional valuation later.

Step 3: Get a Probate Valuation (If Needed)

If the estate is likely to be above the inheritance tax threshold (£325,000 for an individual, up to £500,000 with the residence nil-rate band), you will need a professional probate valuation of the household contents. This is an HMRC-compliant valuation of everything in the property for inheritance tax purposes.

We provide HMRC-compliant probate valuations alongside clearance services. This means you can get the valuation done first, then we can clear the property afterwards – all handled by one team.

Step 4: Go Through the Property Yourself

Before arranging clearance, go through the property and set aside anything you want to keep. This is often the most emotionally difficult part. Take your time. Bring family members if it helps.

Tips for this stage:

• Look in drawers, cupboards, lofts, and garages – things are often hidden away
• Photograph items you are unsure about – you can decide later
• If siblings disagree, consider using labels (Keep, Donate, Sell, Dispose)
• Don’t feel pressured to keep things out of guilt – it is okay to let go

Step 5: Arrange the Clearance

Once you have kept what you want, it is time to arrange clearance. A professional house clearance company will:

• Clear the entire property from top to bottom
• Sort items for recycling and donation (good companies avoid landfill)
• Provide waste transfer notes as legal proof of disposal
• Leave the property swept and tidy, ready for sale or handover

You do not need to be present for the clearance. Many of our customers, particularly executors who live in another city, arrange key collection with us. We carry out the clearance, send photos throughout, and return the keys. We work with solicitors regularly and can coordinate directly with them.

What Documents Do You Need?

• Proof of your authority to act (grant of probate if you are the executor, or a letter from the executor)
• If the property is rented, the landlord’s written permission
• Waste transfer notes (we provide these)
• An inventory of items removed (we provide this)

How Long Does It Take?

A typical 2-3 bedroom house takes a full day to clear. Larger properties or properties with a lot of contents may take 2 days. We work efficiently but never rush – we treat every item with respect.

How Much Does It Cost?

Guide prices for bereavement clearance:

• 1-bedroom flat: £300-£750
• 2-bedroom house: £500-£1,000
• 3-bedroom house: £800-£1,600
• 4+ bedroom house: £1,200-£2,500

We always provide a free, no-obligation quote before any work begins. Call us on 0161 554 0401 or fill in our quote form.

We Are Here to Help

We understand this is a difficult time. We are not here to rush you or pressure you. We will answer your questions, work at your pace, and handle everything with care and respect. You can call us on 0161 554 0401 or send us a message.