# Clearing a home after someone dies

> The executor, or the administrator if there's no will, decides what happens to the belongings. First secure the home, tell the insurer and find the will and valuables. Don't give things away until debts are known. Then share items with family, sell, donate or recycle them, and use a registered waste carrier for any clearance.

Source: https://funeralfinder.org/uk/guides/clearing-a-home-after-a-death/ — updated 2026-09-26 — FuneralFinder

Clearing the home of someone who has died is one of the hardest practical jobs after a bereavement. Every drawer holds a memory, and it can feel both urgent and impossible. This guide explains who can make decisions, what to do first, and how to find good homes for belongings without being rushed or ripped off.

## Key points

- **The executor (or administrator) is in charge** of the person's belongings, not simply the next of kin.
- **Secure the home and tell the insurer** before anything else.
- **Look for the will, papers and valuables** before any clearing starts.
- **Don't give things away too soon.** Debts may need to be paid first.
- **Check any clearance firm is a registered waste carrier**, or you could share the blame if your waste is dumped.
- **There's usually no council tax** on an empty home until probate is granted in England and Wales.

## Who can clear the home?

The belongings are part of the person's **estate**. The person who deals with the estate is:

- the **executor** named in the will; or
- if there's no will, the **administrator**, usually the closest relative, who gets their authority from a grant of letters of administration.

In Scotland the executor's authority comes from **confirmation**, and in Northern Ireland from a grant of probate or letters of administration. See [do I need probate?](/uk/guides/do-i-need-probate/) for how this works in each nation.

Before a grant, the executor can still take sensible steps to **protect** the home and its contents. Selling or giving away items, though, is best left until you know who inherits and whether the estate can pay its debts.

If the home was **jointly owned**, talk to the surviving owner before doing anything. If the person **rented**, contact the landlord, council or housing association early. Rent due until the tenancy ends comes out of the estate, and family members don't have to pay it unless they were a joint tenant or guarantor.

## First steps: secure the home

1. **Lock up and collect keys.** Change the locks if you don't know who has keys.
2. **Tell the home insurer.** The Financial Ombudsman Service says most policies restrict cover, such as for theft or escape of water, once a home is empty for a set period, **usually 30 or 60 days**. Ask the insurer to continue cover or arrange unoccupied-property insurance.
3. **Deal with utilities.** Take meter readings and tell the energy and water suppliers. In winter, ask the insurer whether the heating must stay on low or the water be drained to avoid burst pipes.
4. **Sort out the post.** Arrange for post to be redirected to the executor, and register with the free [Deceased Preference Service](https://www.deceasedpreferenceservice.co.uk/) to reduce junk mail and help prevent identity fraud.
5. **Cancel deliveries and services**, such as newspapers, meals or care visits.
6. **Use [Tell Us Once](/uk/guides/tell-us-once/)** (England, Scotland and Wales) to tell the council and government departments.

## Search for papers and valuables

Before anything leaves the house, go through it carefully. Look for:

- the **will**, and any letter of wishes;
- **bank and building society statements**, pension papers, share certificates and Premium Bonds;
- **insurance policies**, including life insurance;
- **property deeds**, tenancy agreements and mortgage papers;
- **bills and credit agreements**, which show debts;
- **cash, jewellery, watches, art, antiques and collections**;
- **phones, laptops and tablets**, which may hold photos and account details (see [digital legacy](/uk/guides/digital-legacy-after-a-death/)).

Keep a simple **list and photos** of anything valuable. The estate must be valued at the date of death for probate and Inheritance Tax, and a record also helps avoid family disagreements later.

## Don't give things away too soon

GOV.UK advises executors to place a notice in The Gazette giving creditors **two months** to come forward, and **not to distribute the estate** until that time is up. If you hand out assets and the estate then can't pay a debt, **you may have to pay it yourself**. The will may also leave particular items to particular people.

It's fine to put **small keepsakes** aside for family, but agree it with the executor and keep a note. Read more in [dealing with debts after a death](/uk/guides/dealing-with-debts-after-a-death/).

## What to do with belongings

| Option | Good for | Tips |
|---|---|---|
| **Family and friends** | Keepsakes, photos, furniture people want | Let everyone make a wish list; take turns choosing if items are disputed. |
| **Selling** | Antiques, jewellery, collections, good furniture, cars | Get an independent valuation first; consider an auction house for valuable items. |
| **Charity shops and furniture charities** | Clothes, books, household goods, furniture | Some can't accept upholstered furniture without its fire-safety label, and many collect larger items. |
| **Council services** | Bulky items, recycling | Many councils offer bulky waste collection; some recycling centres need a booking or van permit. |
| **Recycling** | Electricals, textiles, paper, metal | Wipe phones and computers before recycling them. |
| **House clearance firm** | Clearing everything at once | Get quotes and check they're a registered waste carrier (see below). |

## Using a house clearance company

A good firm can save weeks of work. To choose well:

- **Get two or three written quotes** after they've seen the property.
- **Ask what happens to items**: how much is sold, donated, recycled or sent to landfill.
- **Ask for credit** for anything they'll resell, and remove valuables and papers first.
- **Check their waste carrier registration.** In England, search the [Environment Agency's public register](https://environment.data.gov.uk/public-register/view/search-waste-carriers-brokers) or call 03708 506 506. In Wales use the Natural Resources Wales register, in Scotland SEPA's register, and in Northern Ireland the NIEA's.
- **Get a receipt** showing the business name and what was taken.

This matters because everyone who hands over household waste has a legal **duty of care** to check it's going to an authorised person. The government's code of practice warns you could face prosecution or a fixed penalty if you don't take reasonable steps.

## Council tax, rates and bills

| Nation | Empty home after a death |
|---|---|
| **England and Wales** | No council tax while the home is empty and still in the name of the person who died, until probate is granted. You may then get up to **6 months** more exemption if it stays unoccupied and still in the person's name. |
| **Scotland** | A home that's part of the estate and no one's main home may be **exempt** where only the estate is liable. How long depends on when confirmation is granted, so check with the council. |
| **Northern Ireland** | Homes pay **rates**, not council tax. The personal representative can apply to Land & Property Services for an **exclusion from empty homes rates**. |

Keep paying anything that protects the home, such as insurance and any mortgage, from the estate where you can.

## The emotional side

There is no right speed. Some families clear a home in a weekend; others need months.

- **Do it together** if you can, and take breaks.
- **Make a memory box** for each person, with photos, letters and small objects.
- **Photograph things** you can't keep. Many people find that keeping the picture is enough.
- **Include children** in choosing a keepsake if they want to be involved.
- **Expect strong feelings**, including guilt about letting things go. That's normal.

If it's too much, ask a friend, a professional declutterer or a clearance firm to help, and see our guide to [coping with grief](/uk/guides/coping-with-grief/).

## Next steps

- Understand the legal side: [do I need probate?](/uk/guides/do-i-need-probate/)
- Sort out money owed: [dealing with debts after a death](/uk/guides/dealing-with-debts-after-a-death/)
- Online accounts and devices: [digital legacy after a death](/uk/guides/digital-legacy-after-a-death/)
- Keep track of everything with our [when someone dies checklist](/uk/tools/when-someone-dies-checklist/).
- Find support: [bereavement support services](/uk/guides/bereavement-support/).

## Frequently asked questions

### Do I have to pay council tax on an empty house after someone dies?

In England and Wales, no council tax is due on a property left empty in the name of the person who died until probate is granted, and you may get a further exemption for up to 6 months afterwards if it stays unoccupied and still in the person's name. Scotland has a similar exemption, and in Northern Ireland the personal representative can apply for an exclusion from rates on an empty home. Tell the council or Land & Property Services.

### Can family members take things before probate?

It's best not to, unless the executor agrees and you keep a record. The will may leave items to particular people, and if the estate has debts, its assets may be needed to pay them. Small keepsakes can usually be set aside and handed over once the executor is sure it's safe.

### How do I choose a house clearance company?

Get two or three written quotes, ask what they will sell, donate, recycle and dump, and whether they credit you for anything of value. Check they are a registered waste carrier on the Environment Agency register (or the Natural Resources Wales, SEPA or NIEA register) and get a written receipt.

### Do I need to tell the home insurer?

Yes, as soon as possible. Most home insurance policies restrict cover, for example for theft or escape of water, once a home has been empty for a set period, usually 30 or 60 days. Ask the insurer to keep the policy running or arrange specialist unoccupied-property cover.

### What if the person rented their home?

Contact the landlord, council or housing association early. Rent due until the tenancy ends is paid from the estate, and family members don't have to pay it unless they were a joint tenant or guarantor. Agree a date to clear the home and return the keys, and stick to it.

### What should we do with photos and letters?

Don't rush. Put personal papers, photos and letters aside in a box to go through later, when you have more time and energy. Many families scan photos so everyone can have a copy.

## Sources

- [GOV.UK – Council Tax: second homes and empty properties](https://www.gov.uk/council-tax/second-homes-and-empty-properties)
- [mygov.scot – Council Tax for empty homes and second homes](https://www.mygov.scot/council-tax/empty-and-second-homes)
- [nidirect – Rating of empty homes](https://www.nidirect.gov.uk/articles/rating-empty-homes)
- [GOV.UK – Dealing with the estate: settling debts and taxes](https://www.gov.uk/probate-estate/settling-debts-and-taxes)
- [GOV.UK – Wills, probate and inheritance](https://www.gov.uk/wills-probate-inheritance)
- [nidirect – Dealing with a deceased person's money and property](https://www.nidirect.gov.uk/articles/dealing-deceased-persons-money-and-property)
- [Financial Ombudsman Service – Unoccupied properties](https://www.financial-ombudsman.org.uk/businesses/resolving-complaint/complaints-deal/insurance/home-buildings-insurance/unoccupied-properties)
- [Environment Agency – Register of waste carriers, brokers and dealers](https://environment.data.gov.uk/public-register/view/search-waste-carriers-brokers)
- [GOV.UK – Waste duty of care: code of practice](https://www.gov.uk/government/publications/waste-duty-of-care-code-of-practice/waste-duty-of-care-code-of-practice)
- [Shelter England – What to do if a private tenant dies](https://england.shelter.org.uk/housing_advice/private_renting/private_tenant_dies)
- [Deceased Preference Service](https://www.deceasedpreferenceservice.co.uk/)