Blog > The Vacant Estate Home Checklist: Securing, Insuring and Maintaining a Markham House Until It Sells
The Vacant Estate Home Checklist: Securing, Insuring and Maintaining a Markham House Until It Sells
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Estate Sales in Markham · Executor Guide
By Michael John Lau, REALTOR® · Kaizen Real Estate Team, eXp Realty · October 30, 2026
The short answer
To protect a vacant estate home in Markham until it sells, an executor should secure the house in the first few days, call the insurer right away to report the death and the vacancy, keep the heat and hydro on, check the home on a regular schedule, and keep a written log of every visit and expense. Many Canadian home insurance policies limit or void coverage once a home sits empty for a set period without notice, sometimes only a few weeks, so the insurance call should come first.
The quiet house no one prepares you for
There is a moment many executors describe the same way. The funeral is over. The relatives have gone home. And someone hands you a ring of keys to a house that is suddenly very quiet.
The home still holds a lifetime of memories. It also holds real responsibility. As executor, the job is to protect the estate's assets, and in most Markham families the house is the largest one. That job starts the day the home becomes empty, not the day it goes on the market.
The good news is that this can be calm and orderly. With a clear checklist, a vacant estate home can stay safe, insured and well cared for until the right buyer arrives.
One Markham family's story
One Markham family came to Michael John Lau after feeling rushed by another REALTOR®. They were grieving, managing a parent's home, and being pushed to make fast decisions before they felt ready.
So the first step was to slow down and build a plan. The family stayed in control of every decision. The home was prepared and launched within one week. Showings were limited to 8 AM to 3 PM, so the house was never open to visitors at odd hours. It sold in 7 days for $51,000 over asking, with a firm offer and no conditions.
The result mattered, but what the family valued most was feeling looked after. You can read the full story in the 97 Mercer Crescent estate sale case study.
A managed house versus a forgotten one
An empty home changes quickly when no one is watching. Mail piles up at the door. Snow sits on the driveway. A small leak runs for weeks before anyone notices. To a passerby, the house starts to look unattended.
A managed home tells a different story. The walkway is clear, the lights come on in the evening, someone checks in on a schedule, and the insurer knows exactly what is happening. When it is time to sell, buyers walk into a home that feels cared for, and that first impression carries real weight.
The difference between those two houses is rarely money. It is a plan.
The vacant estate home checklist
Here is the checklist Michael John Lau walks executors through in Markham. Every estate is different, so use it alongside advice from the estate lawyer and the insurer.
Phase 1: Secure the home (first 48 hours)
- ☐Lock every door and window, including the garage, basement and any side entrances.
- ☐Find out who has keys. If many people do, ask the estate lawyer about rekeying the locks.
- ☐Move jewellery, cash, important papers and small valuables to a safe place.
- ☐Walk through every room and record a full photo and video inventory.
- ☐Test the smoke and carbon monoxide alarms.
- ☐Let one trusted neighbour know the home is empty and share a contact number.
Phase 2: Insure and organize (first week)
- ☐Call the insurer or broker. Report the death and tell them the home is now empty.
- ☐Ask whether the home needs a vacancy permit or a separate vacant home policy, and get the answer in writing.
- ☐Ask how often the policy requires someone to check the home, and whether there are special rules for the heating season.
- ☐Keep the hydro, gas and water accounts active and paid from estate funds.
- ☐Keep the City of Markham property tax bills paid.
- ☐Arrange mail forwarding with Canada Post and cancel any deliveries.
- ☐Start a simple log of every visit, repair and receipt. It helps with the insurer and with the estate accounting.
Phase 3: Maintain until it sells (ongoing)
- ☐Visit on the schedule your insurer requires. Check for leaks, drafts, pests and anything out of place.
- ☐Keep the heat on through the colder months. Ask a licensed plumber whether to shut off the main water valve or drain any lines.
- ☐Put a few lights on timers so the home looks lived in.
- ☐Book lawn care in summer and snow clearing in winter, so the driveway and walkway stay safe and tidy.
- ☐Clear flyers and packages from the porch on every visit.
- ☐Consider a monitored alarm or a simple camera at the front door.
Phase 4: Prepare for the sale
- ☐Confirm with the estate lawyer what authority is needed to sell, and when.
- ☐Agree as a family on what will be kept, donated or sold before anything leaves the house.
- ☐Ask the insurer before emptying the home. Insurers can treat an emptied home differently from a furnished one.
- ☐Plan cleaning, small repairs and staging that help buyers picture their own life in the home.
- ☐Set clear showing windows and a secure lockbox, so no one enters the home without a record.
Why each step matters
Insurance comes first. Many Canadian home insurance policies reduce or suspend coverage when a home has been empty for longer than the policy allows without the insurer being told. A single phone call can protect the largest asset in the estate. Every policy is worded differently, so the executor should read the policy and confirm the details directly.
Winter is the biggest risk. In a Markham winter, an unheated house can freeze quickly, and a burst pipe in an empty home can run for days. For a closer look at how responsibility works when pipes freeze, see who is responsible for a frozen water pipe in Markham.
A written record protects the executor. An executor has a duty to take reasonable care of estate property. A clear log of visits, repairs and costs shows that care was taken, and it makes the final estate accounting much simpler. Costs to maintain the home are usually paid from estate funds, and the estate lawyer can confirm how they should be handled.
Timing connects to probate. Whether probate is needed, and when the home can be sold, depends on the will and how the property is held. These two guides explain the process in plain language: probate and estate sales in Markham, Ontario and do you need probate to sell a house in Ontario.
A steady hand for the next step
You do not have to manage the house alone
Michael John Lau, REALTOR®, helps Markham executors and families protect an estate home, prepare it with care, and sell it on a timeline that respects the family. From Unionville to Cornell to Markham Village, the plan is built around your situation, and every decision stays yours.
Frequently asked questions
What should an executor do first with a vacant estate home in Markham?
Secure the home and call the insurer. Lock every entry, move small valuables to a safe place, record a photo and video inventory, and report both the death and the vacancy to the insurance company within the first few days.
Does home insurance cover a vacant house in Ontario?
Not always. Many Canadian home insurance policies limit or void coverage once a home has been empty for a set period without notice, sometimes only a few weeks. The executor should call the insurer, ask whether a vacancy permit or vacant home policy is needed, and get the answer in writing.
Should the heat stay on in a vacant estate home over winter?
Yes. Keeping the heat on helps prevent frozen and burst pipes, and some insurance policies require it. A licensed plumber can advise whether to shut off the main water valve or drain any lines as well.
Can an executor start preparing the house before probate is granted?
In many cases, yes. Securing, cleaning and planning can begin early. Whether probate is needed, and when the sale can close, depends on the will and how the home is owned, so the executor should confirm this with an estate lawyer.
Who pays to maintain a vacant estate home until it sells?
Costs such as utilities, insurance, property tax and basic upkeep are usually paid from estate funds. The executor should keep every receipt and a written log, and confirm the details with the estate lawyer.
Should the house be emptied before it is listed?
Not right away. The family should agree on what to keep first, and the executor should check with the insurer, because an emptied home can be treated differently from a furnished one. Light staging often presents the home better than empty rooms.
How can an estate sale REALTOR® in Markham help?
An estate sale REALTOR® can help coordinate cleaning, repairs, staging and secure showings, keep the family informed at every step, and guide the home to market when the timing is right. Call Michael John Lau at 416-700-0286 to talk through your situation.
This article is general information, not legal or insurance advice. Every estate and every insurance policy is different. Please speak with an estate lawyer and your insurer about your specific situation.
About the author
Michael John Lau, REALTOR®, leads the Kaizen Real Estate Team at eXp Realty and has helped Markham families buy and sell homes since 2015. Reach him at 416-700-0286.