Before you list an empty estate home, protect it, take photos, and get two values. One is what it was worth on the day the owner died, for tax. The other is what it's worth today, for the list price. Doing things in this order protects you as executor if anyone asks questions later.
- 1 dayYour fee in writing, within one business day
- 1–2 daysReport, in business days after the home visit
- Any past dateEven years later
- P.App., CRADesignated by the Appraisal Institute of Canada
In this article
You've been named executor, and the house is empty. Family wants to know when it will sell. An agent wants to list it next week. The bills keep coming. It's normal to want to move fast.
But what helps most is not speed. It's doing a few things in the right order, before anything in the house changes.
Your first weeks: step by step
- First daysSecure the home
Change the locks or collect all keys. Keep the heat on so pipes don't freeze. Stop the mail. Move valuables and papers somewhere safe, and write down what you took.
- First daysCall the home insurer
Tell them the owner died and the house is empty. Many policies limit coverage on an empty home, sometimes after only 30 days. Ask what they need from you, like regular visits.
- Before you clear anything outPhotograph every room
Take photos of every room, the basement, the roof and the outside. Include any damage. These photos show how the home looked when the owner died.
- Before applying for probateGet the date-of-death value
The estate has to report what the home was worth on the day the owner died. A written appraisal gives you a number you can back up.
- With the estate lawyerCheck that you can sell
If the house was only in the owner's name, the buyer's lawyer will usually need court approval of the executor before closing. In Ontario this is called a Certificate of Appointment of Estate Trustee.
- Before listingGet today's value, then list
Once the house is cleared, a current value tells you a fair list price, before you pick an agent or look at offers.
Why you need two values
The home's value on the day the owner died and its value today are two different numbers with two different jobs.
Value on the date of death
Estate tax forms and the owner's final tax return
The Ontario government, the Canada Revenue Agency, the accountant
No. Ontario says to use this value, even if the house sells for more or less soon after.
Value today
Setting the list price and judging offers
You, the family, the estate lawyer
Not for pricing. You only know the sale price after you've agreed to it.
For a date-of-death value, I look at the home as it was on that day, using only the sales known back then. That's why your photos matter. Once the furniture is gone or a repair is done, I can't see how it looked before.
Example (round numbers, not a real client)
For income tax, the $60,000 increase is usually measured from the date-of-death value. Without a clear date-of-death value, there's no solid starting point.
Settling an estate?
Your fee in writing within one business day, and most reports are ready 1–2 business days after the home visit.
Request a QuoteWhat the date-of-death value is used for
The date-of-death value does two jobs at tax time: one for Ontario and one for the Canada Revenue Agency.
To get court approval as executor, you report what the estate is worth. Estates over $50,000 pay this Estate Administration Tax.
File it within 180 days after the approval. Ontario says you should be able to back up your values, for example with an appraiser's written opinion.
The Canada Revenue Agency treats the owner as if they sold the home just before they died. A main home may owe no tax, but it still has to be reported.
The exception is when the home goes to a spouse or common-law partner. If it was a rental or second home, tax may be owed. Learn more in selling an inherited home: what about capital gains?
Before you list: three choices
Fix it up or sell as it is?
Cleaning and small touch-ups usually help an empty house sell. Big renovations take months, and family members may not agree. An appraisal of the home as it is gives everyone the same starting number.
Setting the price
A good agent is a big help when you sell. But an agent who wants the listing isn't independent. An appraiser has nothing to gain from the sale. See appraisal vs. an agent's price opinion.
Keeping the family informed
You need to get a fair price and show how you got it. Share the appraisal with the family before you list, and keep it with the offers. It's one of the easiest ways to avoid arguments.
What to have ready
- The address and type of home
- The date the owner died
- Which value you need: date of death, today, or both
- Your photos
- Any repairs or damage, with dates
- Who will let me in
- The lawyer's or accountant's name, if they asked for the report
How much does an estate appraisal cost?
Value today
Value on a past date
A past date, like the date of death, costs more because older sales and the home's past condition have to be pieced together. You'll get your exact fee in writing within one business day, and most reports are ready 1–2 business days after the visit. Reports are done by appraisers designated by the Appraisal Institute of Canada.
Quick answers
Can I list the house before probate?
Ask the estate lawyer first. If the house was only in the owner's name, the buyer's lawyer will usually need the court approval before closing. Plan the closing date around it.
Do I need a date-of-death value if we're selling soon?
Usually, yes. Ontario says to use the value on the date of death, even if the house sells for more or less soon after.
Should I clear the house before the appraiser comes?
For a date-of-death value, take photos first, then clear it. For today's value, clearing it first is fine.
Can one visit give both values?
Often, yes, if the home hasn't changed much. Tell us you need both when you ask for a quote.
Official sources
- Estate Administration Tax, Government of Ontario (checked November 2026)
- Deemed disposition of property, Canada Revenue Agency (checked November 2026)
What happens next
- Request a quote. Tell us the address and why you need the appraisal.
- Get your fee in writing. Within one business day. Nothing is booked until you accept it.
- Home visit and report. We book a time that works for both of us, Monday to Saturday. Most reports are ready 1–2 business days after the visit.
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This article is general information, not legal or tax advice. Best Home Value provides appraisals; please speak with the estate lawyer and accountant about your situation.