Updated November 4, 2026
Slow down, then protect the house
The first month is about protecting the property and gathering information, not making big decisions. You do not need to decide whether to keep or sell yet. You do need to make sure the home is safe, insured and not at risk of avoidable problems.
A common early mistake is clearing out the house or handing over keys to anyone who asks. Until you know who the personal representative is, it helps to keep belongings in place and to take photos of every room before anything moves.
A simple checklist
- Secure the home. Change or re-key locks if keys are unaccounted for, check doors and windows, and ask a trusted person to check on it often.
- Call the insurance company. Tell them about the death and that the home may be empty. Many policies limit coverage for vacant homes, so ask exactly what is covered and what they require.
- Find the will and key papers. Look for the will, deed, trust papers, recent tax bills, mortgage statements and insurance policies.
- Deposit the original will. Florida law generally requires whoever holds the original will to file it with the Clerk of the Circuit Court promptly after learning of the death. Ask the Pinellas County Clerk how to do this.
- Order certified death certificates. You will need several copies for banks, agencies and the court.
- Keep utilities on. Water, power and basic climate control help prevent mold, burst pipes and break-ins. Do not shut off everything without a plan.
- Keep paying what is due. Mortgage, property tax, insurance and HOA dues continue even if no one lives there. Write down who paid what.
- Talk to a Florida probate attorney. Ask before you list the home, move in, rent it out, or distribute anything.
Notify the right offices
The Pinellas County Property Appraiser asks heirs to report a property owner's death, and to submit a death certificate and any probate filings as soon as practical. This matters most when the owner had a homestead exemption, because the Property Appraiser notes that benefit belonged only to the sole owner, and undeserved exemptions can lead to liens.
You can find the form on the Property Appraiser's site (pcpao.gov) under the page for advising of a property owner's death. The Clerk of the Circuit Court's self-help and probate pages explain the court side of things.
Who is allowed to do what?
Until a court appoints a personal representative, no one has clear legal authority over the estate's assets. Heirs often feel pressure to act, but selling, renting or removing valuable items before you have authority can create disputes or legal trouble. Under Fla. Stat. 733.301, if there is a will, the person it names generally has first preference to serve. If there is no will, the surviving spouse comes first, then someone chosen by a majority of the heirs, then the nearest heir.
If the home may be protected homestead, there are extra rules. Fla. Stat. 733.608 allows, but does not require, a personal representative to take possession of an unoccupied home that appears to be homestead to preserve it while ownership is sorted out.
Keep good records from day one
Keep a folder or spreadsheet of every expense you pay for the house, with receipts. Take dated photos of the home's condition. These help with fairness among heirs and can matter for taxes later.
- Photos or video of each room and the exterior
- Receipts for repairs, lawn care, utilities and insurance
- A log of who visited the house and when
- Notes on any valuable or sentimental items, and who wants them
What can wait
Deciding to keep, rent or sell can usually wait until probate is moving and you understand the costs. When you are ready to explore a sale, a licensed local listing agent can explain the market and your as-is versus repairs options.
See our guides on probate and selling and keep, rent or sell.
Next step
Talk to a Florida probate attorney and a tax professional about your situation. This site is general information, not legal or tax advice.
Disclosure: Pinellas Inherited Home Help is part of TheBayPros. TheBayPros' owner is related to Krystal Crichlow of eXp Realty, who may be among the licensed local agents introduced to you. You can choose any agent you like.
Ready to talk to a licensed local listing agent? Use the free matching form on this site. It is free, and you are never required to hire anyone.
Frequently asked questions
Should I change the locks right away?
If you are unsure who has keys, re-keying is a common, low-cost way to protect the home. Keep a record of who you give keys to.
Can I start cleaning out the house?
It is best to wait until you know who has legal authority and have talked with an attorney. Take photos first and do not discard anything of possible value.
Who pays the bills while the home is empty?
Costs continue. Often they are paid from estate funds once a personal representative is in place, or advanced by an heir and tracked for reimbursement. Ask an attorney how to handle it.