Practical help at every stage of the estate.
1. First steps — protect the asset
When a home is suddenly vacant, small problems become expensive ones. I start with a complimentary walk-through of the property — checking security, insurance exposure, tenancies and any immediate risks — and leave you with a written list of what needs attention now and what can wait. There is no cost and no obligation.
2. Valuation — a complimentary Letter of Opinion of Value
I provide a complimentary Letter of Opinion of Value to help estate trustees, executors and families understand a property’s likely market value. There is no obligation to list the property with me and no valuation fee to pay upfront.
Some real estate professionals charge for this type of valuation and offer to reimburse the fee if the property is eventually listed with them. I take a different approach: my Letter of Opinion is provided free of charge and without obligation, so you can make decisions for the estate with clear information in hand.
A Letter of Opinion of Value is a real estate professional’s opinion of market value. It is not a formal accredited appraisal for legal, tax, financing or litigation purposes. If the estate requires a formal appraisal, I can help you arrange one through an independent designated appraiser.
3. Use the Probate Waiting Period to Prepare the Property
The probate process can take time, but that waiting period does not have to be wasted. It can be an excellent opportunity to begin sorting and removing the home’s contents, arranging donations or disposal, completing minor repairs, cleaning, painting and preparing the property for sale.
The home’s contents will generally need to be removed before the sale closes, and sorting through a lifetime of belongings almost always takes longer than families expect. This is slow, emotional work — there is no shame in that, and no rush that should override the family’s need to do it thoughtfully.
Preparation matters financially, too. A cluttered or poorly maintained property will usually attract fewer buyers and sell for less, while thoughtful presentation helps protect the estate’s financial interests. Major renovations are rarely necessary; the focus should be on practical improvements with a reasonable return — decluttering, cleaning, minor repairs and fresh paint where it counts.
During this period I can also help with the practical side of an empty home: vacant property insurance, utilities, maintenance and Toronto Vacant Home Tax compliance.
4. The sale — done properly
Preparation, staging, photography, pricing and negotiation — timed to your Certificate of Appointment, marketed to reach every qualified buyer, and reported transparently so every beneficiary sees the same numbers.
5. The team around you
Estate lawyers, CPAs, insurance brokers, contents specialists, cleanout crews — I coordinate the professionals an estate needs, so you make one call instead of ten.
Common questions
Can the property be sold before probate?
In Ontario, the court may issue a Certificate of Appointment of Estate Trustee, commonly referred to as probate. This certificate confirms the estate trustee’s authority and, where applicable, formally recognizes the will as valid.
The issue is not that a lawyer “will not allow” a sale. Depending on how the property is registered and the circumstances of the estate, the Land Registry Office may require evidence of the estate trustee’s authority before the property can be transferred to a buyer.
Accepting an offer before probate is complete carries practical risks. The estate may not yet be able to provide clear authority to complete the transfer, and if the will is challenged, rejected or found invalid, legal complications can arise. Buyers will often require a probate-related condition, an extended closing date or a right to terminate if probate takes too long — conditions that create uncertainty for the estate. Buyers may also offer less because they are accepting additional delay and risk. If the market rises while the estate waits, the buyer keeps the benefit of the earlier price; if the market falls, the buyer may rely on a condition or termination right and walk away, depending on the wording of the agreement. That can place the financial risk disproportionately on the estate.
Every estate is different, and some properties can be listed or conditionally sold before probate. The estate trustee should obtain advice from an Ontario estate lawyer before signing an Agreement of Purchase and Sale.
This information is general in nature and is not legal advice. Estate trustees should consult an Ontario estate lawyer regarding their authority to list, sell or transfer estate property.
What does the walk-through cost?
Nothing. It’s how I earn an executor’s trust.
Do you only work in the east end?
No — I serve Toronto and communities throughout the Greater Toronto Area, including Durham Region and Mississauga.
Or start with the free Executor’s Handbook.