When your parents die, their house typically goes through probate, a court process where a will (if present) or state law determines who inherits it, often passing to the spouse or children, but it can also be transferred via a living trust or Transfer-on-Death (TOD) deed; the executor or appointed administrator manages the estate, pays debts, and legally transfers the deed to the new owner(s).
After parents pass away, the family home typically goes through probate to transfer ownership legally. Only the person(s) named in the will or appointed by the court can sell the property. Check if the estate has been probated and if you are the legal owner or executor.
You have every right to live in the house as per the will as well as succession. No one can prevent you from residing the house.
It's a common misconception that children automatically inherit a house when a parent dies without a will. While a spouse and children are typically first in line to inherit a home, this is not always the case: State laws determine who gets the assets, and laws vary depending on the jurisdiction.
However, if there's no mortgage, Daniel says, "If there is not a mortgage on the property, then as long as the property taxes are paid, the property could remain in the deceased's name for decades or until a family member or heir tries to sell it.
Tax-free lump sum payments (where the individual dies under 75) must be made within two years of the scheme administrator being notified of the death of the individual. Any lump sum payments made after the two-year period will be taxed at the recipient's marginal rate of income tax.
The quick answer is no, you cannot sell a house before probate. The probate process is to prevent fraud after someone dies. You do not own the house and it is not yours to sell until the property has started the probate process and the personal representative has been granted the right to sell the decedent's property.
If you are a tenant under a lease, your lease generally survives (though formal notice or probate steps may be needed). If you are a family member or occupant without legal status, your continued presence may depend on how the property is distributed in the estate.
The "40-day rule after death" refers to traditions in many cultures and religions (especially Eastern Orthodox Christianity) where a mourning period of 40 days signifies the soul's journey, transformation, or waiting period before final judgment, often marked by prayers, special services, and specific mourning attire like black clothing, while other faiths, like Islam, view such commemorations as cultural innovations rather than religious requirements. These practices offer comfort, a structured way to grieve, and a sense of spiritual support for the deceased's soul.
If you want to pass your property to your kids after you pass away, Sullivan says it's generally better to do so through a revocable living trust, which allows you to name children as successor trustees allowing for continuity of property management.
6 options for passing down your home
The three year rule affects certain gifts and transfers made within three years of death. Here's a straightforward breakdown: If you transfer certain assets or give up control over them within three years of your death, those assets might be included in your estate for tax purposes.
A “transfer on death” deed is a legal document stating that upon your death, your home should pass to a specific heir. Like a trust, creating and filing a “transfer on death” deed avoids the costs and delays associated with the probate process.
In general, any inheritance you receive does not need to be reported to the IRS. You typically don't need to report inheritance money to the IRS because inheritances aren't considered taxable income by the federal government.
You can typically inherit a very large amount from your parents without paying federal tax, as the federal estate tax exemption is around $15 million per person for 2026, meaning only estates larger than that pay tax, not you directly. While you generally don't pay income tax on inheritances (except for pre-tax retirement funds like IRAs/401(k)s, which are taxed as income when withdrawn), some states have their own estate or inheritance taxes with much lower thresholds, affecting a smaller portion of wealth.
The Bottom Line. Buying your parents' home and renting it back isn't for every family, but in the right situation, it's a win-win. Your parents get cash and peace of mind, you get a rental property with tax benefits, and the family wealth stays intact instead of slipping away through probate, lawsuits, or bad planning.
A house cannot stay in a deceased person's name, and instead ownership must be transferred according to their Will or the State's Succession Law. Once the new owner is determined, that person must file for a new deed for the home with the county recorder's office.
Many people think children automatically inherit a house when their parents die, but this isn't true. It's possible for children to inherit without a will, but it doesn't always happen. Every state has its own laws about who inherits what in the absence of a will.
Review your parent's will and consult with an attorney to determine if probate is necessary. Some assets may bypass probate, including jointly-owned property, accounts with designated beneficiaries, and assets held in trusts. Understanding which assets require probate helps create an efficient settlement plan.
The bottom line is that if you inherit property and later sell it, you pay capital gains tax in an amount based only on the value of the property as of the date of death. Example: Jean inherits a house from her father George. He paid $100,000 for it over 20 years ago.