Real Estate - Jon Ercia

Days 1 – 7

Secure & Assess

File No. 001–007

Secure the property — re-key the locks, confirm the homeowner's policy is still active, and check whether it needs a vacancy endorsementVacant homes are commonly excluded from standard coverage after 30–60 days empty.

Locate the original will, the deed, and the most recent mortgage and tax statements

Order 10–15 certified copies of the death certificate

Talk to a probate attorney about which path fits — independent administration, dependent administration, or Muniment of TitleThe right path depends on debts, whether there's a valid will, and how the heirs agree to proceed.

Walk the property room by room and note condition, contents, and anything of obvious value

Days 8 – 15

File & Notify

File No. 008–015

File the application to probate the will (or for administration) in the county where the deceased resided — Harris, Montgomery, or Fort Bend

If there's no will, ask your attorney whether an Affidavit of Heirship (Texas Estates Code §203.001) can establish title without a full administration

Once appointed, send the required Notice to Beneficiaries under Texas Estates Code §308.002

Get a fair market value opinion as of the date of death — needed for the estate inventory, and useful groundwork if the property will be sold

Confirm with the court whether a fidelity/surety bond is required, and start that process if so

Days 16 – 30

Decide & Prepare

File No. 016–030

Receive Letters Testamentary or Letters of Administration — or, if the court qualifies it, complete the Muniment of Title process

Weigh sell, keep, or rent with the other heirs, using a written opinion of value from a probate-experienced agentIf the home needs work, ask for an ARV estimate using the 70% rule before committing to repairs.

Handle any needed clean-out, repairs, or a switch to vacant-property insurance before listing

Line up a title company experienced with estate sales — the administration type determines what they'll require to close

The first 30 days after inheriting a Texas property.

Probate has its own clock. Most people learn the rules while they're on it.

The 30-day roadmap

Secure & Assess

File & Notify

Decide & Prepare

Get the full checklist, plus the county-specific filing notes.

Jon Ercia