The house has been empty since Mom died. What does waiting cost?

The short answer

More than most families expect. Property taxes keep coming and can go up once the owner's homestead deduction ends. Many insurance policies cut coverage once a house sits empty. And empty houses get break-ins, frozen pipes and city notices. None of that stops while the family decides.

Taxes

The tax bill still arrives, addressed to the parent. In Indiana the homestead deduction is only for the owner's own home, so after the owner dies the county can remove it and the taxes can go up. In some cases the county also bills back years when it should have ended. Unpaid, the house goes on the county's tax sale list. See who pays the taxes.

Insurance

Many homeowner's policies limit or drop coverage for things like vandalism and water damage once a house has been empty for a set time, often 30 or 60 days, and a policy in a deceased person's name may not cover the family at all. Call the insurer, tell them the owner died and the house is empty, and ask what is covered. A vacant property policy costs more but may be needed.

The house itself

Turn off the water or keep the heat on in winter. A burst pipe in an empty house can run for weeks.
Keep the lawn cut and the mail collected. An empty-looking house draws break-ins and city code notices.
Take keepsakes and papers out early, with the agreement of whoever has authority.

If there's a mortgage

Interest keeps running, and after missed payments the lender can foreclose, even though the borrower has died. Tell the loan servicer the borrower died and ask about being confirmed as a successor in interest. Our inherited house page covers the mortgage and probate in more detail.