In most cases it is best not to fully clear a house during probate until the contents have been valued and the grant of probate has been issued. The furniture, jewellery and personal effects inside the home form part of the estate, so they usually need to be listed and valued at the date of death before anything is sold, gifted or thrown away.
That does not mean nothing can happen in the meantime. An executor or administrator can secure the property, protect valuables, remove perishable items and start an inventory soon after death. The distinction that matters is between making a house safe and organised, which can happen early, and disposing of its contents, which generally waits until the estate has been valued and, where a grant is needed, until that grant arrives. This guide sets out the practical order of steps for England and Wales. Figures are current as at August 2026 and are subject to change.
When can you clear a house during probate?
The safe answer is: after the contents are valued, and usually after the grant of probate or letters of administration are issued. A grant is the legal document that confirms who has authority to deal with the estate, and many solicitors, banks and buyers will not release funds or complete a sale without it. Clearing the home before that point risks disposing of items that a beneficiary was left in the will, that a creditor has an interest in, or that carry more value than they first appear to.
There are limited things that sensibly happen straight away. Securing the property, notifying the insurer that it is unoccupied, removing food and rubbish, and locking away or photographing valuables all help protect the estate. A smaller estate that falls under the excepted estate rules may not need a grant at all, in which case clearance can move faster once the contents are valued and any inheritance tax position is settled. If the will names more than one executor, decisions about the property are usually taken together. You can read more about the wider process in our guide to what probate is and how it works.
How to clear a house during probate, step by step
A measured order of steps helps executors avoid disputes and keep an accurate record for the estate accounts.
- Secure and insure the property. Change or check locks if needed, and tell the buildings insurer the home is now unoccupied, as many standard policies limit cover once a property is empty for a set period.
- Find the important papers. Search for the will, title deeds, share certificates, pension and bank paperwork, and any list of wishes about personal items. These shape everything that follows.
- Make an inventory. List the contents room by room and photograph anything of value. This record supports the probate application and protects the executor if the estate is later questioned.
- Value the contents. Obtain open market valuations of the house and its contents at the date of death, using a professional valuer for higher-value items where appropriate.
- Deal with specific gifts. Set aside any item left to a named person in the will before general clearance begins.
- Wait for the grant where one is needed. Once the grant is issued, the executor has confirmed authority to sell property and distribute or dispose of the remaining contents.
- Clear, sell or donate. Arrange a house clearance, charity donations or a sale of the remaining items, keeping receipts for the estate accounts.
Valuing the contents for probate
The contents of a home, known as chattels, are valued at their open market value on the date of death, which broadly means the price they would fetch in a normal sale, not the cost of replacing them new (gov.uk, value personal possessions, as at August 2026, subject to change). Everyday furniture and effects are often modest in value, while jewellery, antiques, art, vehicles and collections may need a professional valuation, particularly where the estate could be liable to inheritance tax. A careful valuation matters because the total estate figure feeds into both the probate application and any inheritance tax due. Our guide to inheritance tax thresholds and reliefs explains how the estate total is tested against the tax-free bands.
Council tax, insurance and running an empty home
While the estate is being administered the property still has running costs, and some are treated differently once it is empty and the owner has died. An unoccupied home is usually exempt from council tax from the date of death until probate is granted, and then for a further period of up to six months after the grant, under the Class F exemption (House of Commons Library, council tax on an empty home after death, 2026, subject to change). The exemption ends sooner if the property is sold, transferred or someone moves in, and it is applied for through the local council with a death certificate and evidence of the executor's authority.
| Running cost | Position on an empty estate property |
|---|---|
| Council tax | Usually exempt from date of death until grant, then up to 6 months after (Class F). Apply to the local council. |
| Buildings insurance | Notify the insurer that the home is unoccupied; standard cover is often restricted after a set empty period. |
| Utilities | Keep a supply on for heating and viewings; take meter readings at the date of death for the estate accounts. |
Council tax treatment: House of Commons Library, 2026. General information only, applied through your local council, subject to change.
Costs, fees and forms
The main official fee is the probate application fee. Professional house clearance, valuation and removal costs vary widely by location and by how much is involved, so they are best quoted directly by the providers you approach.
| Item | Amount (August 2026) |
|---|---|
| Probate application fee, estate over £5,000 | £526 |
| Probate application fee, estate £5,000 or under | No fee |
| Extra copies of the grant, with the application | £2 each |
| Extra copies of the grant, after applying | £16 each |
Source: gov.uk, applying for probate fees, as at August 2026, subject to change. Copies of the grant are useful when several banks or registrars need to see it at once.
Personal items, keepsakes and donations
Personal belongings are often the most sensitive part of clearing a home. Where the will leaves a specific item to a named person, that gift takes priority and the item is set aside rather than cleared. A separate letter of wishes, if one exists, is not legally binding but usually guides how sentimental items are shared. Remaining contents can be sold, donated to charity or cleared, and keeping simple records of what happened to items of value helps if any beneficiary later asks. Where family members disagree, it is generally better to pause and record the position than to clear items quickly, because disposed possessions cannot easily be recovered.
Tax when the property or contents are later sold
When estate assets are sold during administration, any gain is measured against their value at the date of death rather than what the deceased originally paid, because the value is treated as re-set on death. Personal representatives have a capital gains tax annual exempt amount of £3,000 for the tax year of death and the two following tax years, with gains above that taxed at the rates then in force (gov.uk, capital gains tax rates, as at August 2026, subject to change). Most ordinary household contents sold at or below their date-of-death value produce no gain, but a property that rises in value between death and sale, or a valuable collection, may create a chargeable gain. This is separate from inheritance tax, which is assessed on the estate's value at death.
- Full house clearance generally waits until contents are valued and, where needed, the grant is issued.
- Probate application fee: £526 for estates over £5,000, no fee at £5,000 or under (gov.uk).
- Contents are valued at open market value at the date of death (gov.uk).
- Council tax is usually exempt from death until grant, then up to 6 months after, under Class F (House of Commons Library).
- Personal representatives' capital gains annual exempt amount is £3,000 for the year of death plus two years (gov.uk).
Frequently asked questions
Can you clear a house before probate is granted?
In most cases it is best to wait. The property and its contents form part of the estate and usually need to be valued at the date of death first, and a grant of probate is often required before a house can be sold. Securing the home, protecting valuables and making an inventory can happen straight away, but a full clearance generally waits until the contents are valued and, where one is needed, the grant is issued. This is general information rather than advice on a particular estate.
Who is responsible for clearing the house during probate?
The executor named in the will, or the administrator if there is no will, is responsible for dealing with the estate, including the property and its contents. Where more than one person is appointed, decisions are usually taken together. The person responsible keeps records of what was valued, sold, donated or disposed of, so the estate accounts are accurate. The role is set out further in our guide to how a will names executors.
How much does it cost to clear a house during probate?
The main official cost is the probate application fee, which is £526 for estates worth more than £5,000 and nothing for estates of £5,000 or less (gov.uk, as at August 2026, subject to change). Professional house clearance, valuation and removal charges vary widely by area and by the amount involved, so they are best quoted directly by the providers approached.
Do you pay council tax on an empty house during probate?
Usually not for a period. An unoccupied home where the owner has died is generally exempt from council tax from the date of death until probate is granted, and then for up to six months after the grant, under the Class F exemption (House of Commons Library, 2026, subject to change). The exemption ends sooner if the property is sold, transferred or occupied, and it is claimed through the local council.
How are house contents valued for probate?
Contents are valued at their open market value at the date of death, which is broadly the price they would achieve in a normal sale rather than the cost of buying them new (gov.uk, as at August 2026, subject to change). Everyday items are often modest, while jewellery, antiques, art and vehicles may need a professional valuation, especially where the estate could be liable to inheritance tax.
What happens to items left to someone in the will?
An item left to a named person in the will is a specific gift and takes priority over general clearance, so it is set aside for that person rather than sold or disposed of. A separate letter of wishes is not legally binding but usually guides how sentimental items are shared. Keeping a simple record of what happened to items of value helps if a beneficiary later asks.