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Avoiding Squatters in the Home You’re Responsible For

Being responsible for a vacant property in an estate often creates the responsibility of potential vandalism and squatters. Unfortunately, it could be an unknown trespasser, a tenant, a caregiver who was caring for the person that’s passed or possibly a family member deciding to move in without consent. Each state has its own laws around possession based on occupancy.

The first important step for the personal representative is securing the property. This can be done by hiring a locksmith to change all the locks and garage codes and posting “No Trespassing” signs.

The second step is to set up a watch of the property. Having a trusted person check on the property is paramount or hiring a service to keep an eye on the home and monitor the property regularly. If the home is in a homeowners association or has city codes for lawn and upkeep, the estate needs protection from violations that result in fines that can add up quickly.

The third step is to move through the probate process quickly. The quicker the property is sold, the less time the property is at risk.

In most states, an eviction process of some sort must take place before an unwanted occupant can be legally removed. The eviction process can take 30 to 120 days or more. This unnerving situation requires numerous official notices, meeting specific timelines and filings, and court approvals to authorize the eviction. Once a court has granted the eviction, there is another process for enforcement of the eviction by sheriffs.

An eviction attorney is often required, costing the estate money, lost time and the inability to market the property for the highest net proceeds. The future condition of the property remains unknown until the property is vacated. That means the value of the property remains unknown.

Charlotte Volsch

What’s the right way to handle an inherited property—renovate, list, or sell it as-is? I am Charlotte Volsch, an Estate Property Advisor and Probate & Trust Real Estate Specialist helping attorneys, executors, and families make clear, confident decisions when selling inherited homes. I help attorneys, executors, and families navigate inherited property decisions throughout the Inland Empire and High Desert of Southern California, including Apple Valley, Victorville, Hesperia, Rancho Cucamonga, Redlands, Loma Linda, Fontana, and surrounding communities. Over the course of my career, I have completed 774+ real estate transactions across 24 years, including more than 230 probate and trust property sales. For the past 16+ years, I have focused specifically on estate property situations, working alongside probate and trust attorneys, fiduciaries, and their clients to guide each case from evaluation through sale. Many families are unsure what to do with an inherited home—whether to invest in repairs, list it traditionally, or sell it as-is. Without a clear strategy, estates can make costly mistakes such as over-improving a property, underpricing it, selecting the wrong sale method, or facing delays that impact timelines and estate objectives. I help evaluate those decisions early, so attorneys and their clients can move forward with clarity, avoid unnecessary risk, and choose the most appropriate path based on the property and the situation. I work directly with attorneys and their clients to determine the best path forward, whether that involves preparing a property for the retail market or facilitating a direct sale through a network of qualified investors. For properties that require repairs, may not qualify for traditional financing, or are best suited for as-is sale, I provide access to a network of more than 50 active real estate investors. Over the past 12 months, I have closed 68 transactions, reflecting consistent production and experience navigating changing market conditions. I guide each case using the C.A.L.M. Method: C — Clarify We identify what matters now versus what can wait. A — Align We define priorities—legal, financial, and personal. L — Lead I guide each step in the proper order to avoid delays and unnecessary complications. M — Move Forward Clients proceed with clarity and confidence. I am the Broker Owner of The Volsch Team at Volsch Enterprises, Inc., and hold certifications in Probate Real Estate through the National Association of Realtors (NAR) as well as Certified Probate Real Estate Advisor (Probate Biz). If you are an attorney handling probate or trust matters—or assisting a client with an inherited property—I’m available as a resource to help evaluate the best path forward.