Inherited a house in Pennsylvania? Here's the probate timeline.

The estate is handled by the Register of Wills of the county where the person lived (in Philadelphia, the Register of Wills and the Orphans' Court Division).

1. 1. Weeks 1 to 6

   Probate the will or apply for letters

   The executor (or, without a will, an heir) applies to the Register of Wills for letters testamentary or letters of administration.

   Source: 20 Pa.C.S. ch. 31

2. 2. Right after letters are granted

   Advertise the estate

   Notice of the grant of letters runs once a week for 3 weeks in a newspaper and in the county's legal journal.

   Source: 20 Pa.C.S. § 3162

3. 3. Within 3 months of the grant of letters

   Notify heirs and beneficiaries

   The personal representative sends notice of the estate to the heirs and beneficiaries and certifies it to the Register.

   Source: Pa. O.C. Rule 10.5

4. 4. Due 9 months after the death

   File the inheritance tax return

   Pennsylvania taxes what heirs inherit, including the house: 0% to a spouse, 4.5% to children, grandchildren and parents, 12% to siblings and 15% to others. Paying within 3 months of the death earns a 5% discount.

   Source: 72 P.S. §§ 9116, 9142

5. 5. After letters

   Sell, rent or distribute the house

   A personal representative with letters can sell estate real estate unless the will forbids it.

   Source: 20 Pa.C.S. § 3351

6. 6. Usually after the first year

   Account and close

   Creditors' claims are generally settled before distribution; a representative who distributes within one year of the first advertisement carries more risk.

   Source: 20 Pa.C.S. § 3532

For the house in Pennsylvania

• Pennsylvania's small estate petition is for estates up to $50,000 in personal property (20 Pa.C.S. § 3102); a house usually goes through letters.
• The inheritance tax is owed on the house's value at the date of death, even if it isn't sold.

Before anyone is appointed

• Secure the house. Lock up, take photos of every room, stop mail from piling up, and keep heat on in winter so pipes don't freeze. Don't remove or sell belongings yet.
• Call the homeowner's insurer. Tell them the owner died. Many policies limit coverage when a home sits empty, so ask what is needed to keep it covered.
• Find the will and the deed. Look for a will, a trust, a transfer-on-death deed or a joint deed. A house held in a trust or with a survivor on the deed may not need probate at all.
• Keep the bills current. Property taxes, the mortgage (if any), insurance and utilities keep coming due. Track who pays what; the estate usually pays it back.

Sources: 20 Pa.C.S. ch. 31; 20 Pa.C.S. § 3162; Pa. O.C. Rule 10.5; 72 P.S. §§ 9116, 9142; 20 Pa.C.S. § 3351; 20 Pa.C.S. § 3532.

This report organizes public records and general information. It is not legal, tax or financial advice, and it is not an appraisal. Talk to a probate attorney in your state before acting.