Start with what can't be replaced

Before anything is donated, sold, or hauled away, go through the house for items that matter far more than their size:

  • Deeds, wills, trust documents, and insurance policies
  • Tax returns, bank and retirement account statements, and vehicle titles
  • Keys, including safe-deposit box keys
  • Photos, letters, and family heirlooms
  • Cash, jewelry, and small valuables

Look in unexpected places

Check drawers, pockets, books, freezers, and envelopes. Papers and valuables turn up in unlikely places. If you're handling a relative's house, forward their mail so bills and account statements don't get lost.

In an inherited house, wait until authority is clear

A deceased person's belongings generally belong to their estate until they're distributed. The executor or personal representative is usually the person with authority to handle them. Removing or dividing items early can cause disputes among heirs, even when everyone means well.

Before anything leaves the house, photograph each room and make a simple inventory. If you aren't sure who has authority, ask a probate attorney before you start.

Sort everything into four groups

  • Keep: items you'll take with you
  • Family: items promised to or requested by relatives
  • Sell or donate: furniture, tools, and household goods someone else can use
  • Discard: everything else

Ways to handle the rest

  • Estate sale company: runs the sale for you, usually for a percentage of what sells. Best when the house holds furniture or collectibles of real value.
  • Consignment and online marketplaces: more money per item, but much more of your time.
  • Donation: many charities pick up larger items. Keep receipts if you itemize deductions.
  • Junk removal: usually priced by how much space your items take up in the truck. It's the fastest option.
  • Dumpster rental: cheaper for large cleanouts. Check whether you need a permit or HOA approval to place it on the street.

Items that need special handling

Some things can't go in the regular trash or to a junk hauler:

  • Paint, chemicals, pesticides, and propane tanks. Check your county's household hazardous waste drop-off.
  • Batteries and electronics. Many areas have recycling drop-offs for these.
  • Old medications. Pharmacy take-back kiosks and take-back events accept them.
  • Firearms. They must be transferred in line with federal and state law, so don't hand them to a buyer or a hauler. Ask the executor or an attorney.

If a tenant left belongings behind

Don't throw a former tenant's property out right away. Most states have rules for belongings left after a tenant moves out or is evicted, often requiring written notice and a waiting period before you can dispose of them. Check your state's rules, or ask a landlord-tenant attorney, before you clear the unit.

You may not have to clear it all out

In a traditional listing, buyers generally expect a vacant, clean house at closing. In a direct sale to a cash buyer, many buyers will take the property with contents still inside, and the contract can say so.

Either way, get it in writing: which items stay, what you're allowed to leave, and the date by which you'll remove anything you want. Fixtures such as built-in appliances, ceiling fans, and the water heater usually stay with the house unless the contract says otherwise.

Finish before closing

Once the deed transfers, you may not have access to the property again. Walk through the house one last time before closing. Check the attic, the garage, sheds, and any storage room, and take everything you want to keep.

Frequently asked questions

Can I leave furniture in a house I'm selling?

It depends on the buyer and the contract. Many direct cash buyers will accept a house with furniture and belongings inside. A traditional buyer usually expects the house empty. Whatever you agree to, put it in the contract.

Who owns the belongings in an inherited house?

Generally the estate, until the items are distributed. The executor or personal representative usually has authority to handle them. A probate attorney can confirm how it works in your state.

What should I do with a former tenant's belongings?

Follow your state's rules for abandoned property, which often require written notice and a waiting period before disposal. Throwing items out too soon can expose you to a claim from the tenant.

This post is general information, not legal, tax, or financial advice. Laws change and every situation is different, so talk with a qualified professional about yours.