House clearance after a death
Last checked September 2026 by Naomi Jackson
Short answer
Wait until you know whether probate is needed and the contents have been valued. Personal possessions form part of the estate, so clearing before the valuation and before the beneficiaries have been consulted can leave the executor personally liable. Once that is done, a house clearance firm typically charges a few hundred pounds, less if there is anything worth selling.
- Clear before valuing?
- No, contents are part of the estate
- Who decides
- The executor or administrator, not whoever has the keys
- Valuation
- Open-market value at the date of death, not insurance value
- Typical firm cost
- A few hundred pounds, offset by anything saleable
- Empty property
- Tell the insurer, most restrict cover after 30 to 60 days
Clearing a house is the part people dread most, and the part most likely to cause a family argument. Doing it in the right order avoids both.
When can you clear the house?
Not on day one, however much the landlord, the care home or your own instincts are pushing. Three things should happen first: the executor or administrator is identified, the contents are valued for the estate, and the beneficiaries have had the chance to say what they would like kept.
If the property is rented, the landlord may only be obliged to wait until the end of the notice period, so tell them straight away and ask for time in writing. If it is owned, there is no deadline at all beyond insurance and security.
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Get my checklistDo the contents have to be valued?
Yes, if there is any chance probate is needed or inheritance tax is due. The figure required is open-market value at the date of death, which is what the items would realistically fetch second hand, not what they were insured for and not what they cost. For most homes this is a modest total, a few hundred to a couple of thousand pounds, and the executor can estimate it honestly. A professional valuation is worth paying for where there is jewellery, art, antiques, a collection or a vehicle.
What you should never throw out
Go through the paperwork before anything else leaves the house.
- The will, and any letter of wishes kept with it
- Deeds, mortgage paperwork and the property insurance policy
- Bank, pension, investment and insurance statements, including dormant accounts
- Premium Bond and National Savings paperwork
- Share certificates, which are still valid on paper
- Recent bills, showing which utilities and subscriptions are running
- Tax paperwork, and anything from HMRC
- Photographs, letters and anything personal, which no one can get back
Doing it yourself or using a firm
A house clearance firm will empty a property in a day and usually charges a few hundred pounds, reduced or waived where there is enough of value to resell. Ask whether they are a licensed waste carrier, get the price in writing, and ask what happens to anything saleable, because the proceeds belong to the estate. Charities will collect furniture in reusable condition, and many will take a whole house if you ask. Doing it yourself costs a skip and several weekends, and is much harder emotionally than people expect.
While the house is empty
Tell the insurer immediately: most policies restrict or void cover after 30 to 60 days unoccupied, and an unoccupied-property policy may be needed. Tell the council, because a property left empty after a death is usually exempt from council tax until probate is granted, and for six months afterwards. Keep the heating on low in winter, redirect the post, and take meter readings.
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Frequently asked questions
Can you clear a house before probate is granted?
You can remove and secure personal papers and valuables, but a full clearance should wait until the contents have been valued and the beneficiaries consulted. Contents form part of the estate, and the executor is personally responsible for them.
How much does house clearance after a death cost?
Usually a few hundred pounds for a standard property, and less or nothing where there is enough of value for the firm to resell. Get the price in writing and ask what happens to any proceeds.
Who decides what happens to someone's belongings?
The executor named in the will, or the administrator where there is no will. They must follow the will, including any letter of wishes about specific items, and act fairly between the beneficiaries.
Do I have to value the contents of the house?
Yes, where probate or inheritance tax is involved. Use open-market value at the date of death. Estimate honestly for ordinary household contents and get a professional valuation for jewellery, art, antiques or a vehicle.
Is an empty property exempt from council tax?
A property left empty after the owner's death is usually exempt until probate is granted, and for up to six months afterwards. Tell the council as soon as the property is empty.
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Empty property after a death: costs, tax and selling
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Do I need probate for a small estate?
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Related guides
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What it means, when you need it, what it costs and how to apply yourself.
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The full UK checklist, from the first 24 hours through probate.
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A week-by-week task list. Printable PDF available.
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Probate explained
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Every option and what it costs, and how to choose a funeral director.
Prepare your probate application
Gather the estate details, check what you need and build a pack before you apply yourself.
Funeral cost calculator
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