Inherited a house in Allegheny County? From probate to cleanout to sale

1. Secure the house

Before anything else, protect the property: lock it, gather the keys, and keep valuables and important papers (the will, deeds, bank and insurance statements) somewhere safe. Call the homeowner's insurance company to tell them the owner has died and ask whether the policy covers a vacant house. Keep the utilities on that the house needs to stay safe through the season. Keep records of anything you pay for, because the estate may need to account for it.

2. Open the estate with the Register of Wills

In Allegheny County, the Register of Wills is the Wills/Orphans' Court Division of the Department of Court Records. (Department of Court Records)

• If there's a will, the executor it names files a petition to probate it. The County's instructions list a typed petition, the original will plus one copy, and an original death certificate, plus witness affidavits if the will isn't self-proving. (source)
• If there's no will, the County's Director grants Letters of Administration, usually to the next of kin. (County: Probating Wills)
• Not everything passes by will. The County notes that property owned jointly, by a married couple "by the entireties," or in a trust does not pass by will. How the house was titled matters, so ask your attorney. (source)
• Appointments: since July 6, 2026, the Probate Section offers scheduled appointments as well as walk-ins: (412) 350-4195 or DCRProbate@AlleghenyCounty.us. (source)
• Fees depend on the estate's value. See the County's probate fee schedule.

3. Get authority before you clear or sell

When probate is granted, the executor (or administrator) receives letters, the court document that shows they can act for the estate. (source) In general, wait until the right person has that authority, and has talked with the estate attorney and the other heirs, before emptying, selling or giving away the contents or listing the house. Clearing a house too early can cause family disputes and legal problems.

4. Know the paperwork deadlines

According to the County's probate instructions, after the will is probated: (source)

• A notice to beneficiaries must go out, with a certification filed, within 3 months (Rule 10.5).
• An inventory must be filed within 9 months of the date of death.
• The PA inheritance tax return must be filed within 9 months of the date of death. A discounted rate applies if it's filed within 3 months.
• A status report is due within 2 years of probate.

Your attorney or accountant can tell you how these apply to your estate.

5. Sort: keep, estate sale, donate

Once you're cleared to start, go room by room with the family:

• Keep: photos, papers, heirlooms and anything family members want. Write down who takes what.
• Sell: an estate sale company can sell furniture and household goods on site. Get more than one quote and read the contract.
• Donate: clean, usable furniture can often go to local charities. For mattresses and box springs, see our donation notes.
• Special items: TVs, computers, tires, paint and chemicals, and fridges or AC units with Freon can't go out with regular trash. See where to take them.

6. The cleanout

A whole house is too much for curbside pickup. The City of Pittsburgh takes only 2 bulk items per household per week (City mailer), and suburbs set their own rules. Most families hire a hauler for whatever is left after the sorting.

• Get a quote on site, and ask what's included (stairs, basement, garage, sweeping).
• Ask where everything goes. The City says to "always demand they give you a receipt from the disposal facility." (City Waste Disposal Resources)
• Haulers working in Allegheny County need an Allegheny County Health Department permit for each vehicle hauling waste for business. (ACHD Article VIII) It's fair to ask to see it.

7. Prepare to sell: point-of-sale inspections

Many Allegheny County municipalities require inspections or certificates before a house can be sold, and the rules vary from town to town. Start early, because some take weeks.

• City of Pittsburgh dye test: anyone selling a property in the City must get an Evidence of Compliance Certificate from Pittsburgh Water. Depending on the sewer type, a certified plumber or general contractor may need to do a dye test first, and any illegal stormwater connections must be fixed before the sale. Pittsburgh Water replies within 10 business days, and certificates are valid for 3 years. (Pittsburgh Water: Dye Testing) The City Code says to apply at least 14 days before closing. (City Code §433.04)
• Final water bill: Pittsburgh Water also asks sellers to submit a final bill application before closing. (Pittsburgh Water: Buying or Selling Property)
• Suburbs: many boroughs and townships have their own dye test, sewer line camera inspection or resale occupancy permit rules. Check with the municipality, your real estate agent or your title company.

An empty, clean house is easier to inspect, photograph and show. That's another reason to finish the cleanout before you list.

Sources

1. Allegheny County Department of Court Records (Wills/Orphans' Court Division)
2. Allegheny County, Probating Wills
3. Allegheny County, Instructions for Probate Applications (PDF)
4. Allegheny County, Probate Fees
5. Rule 10.5, Notice to Beneficiaries and Intestate Heirs (PDF)
6. Pittsburgh Water, Dye Testing and Buying or Selling Property
7. Pittsburgh Code of Ordinances, Chapter 433
8. City of Pittsburgh, 2025 DPW mailer and Waste Disposal Resources
9. Allegheny County Health Department, Article VIII (Solid Waste)

Last checked October 2026. Get Rid of It PGH is not a law firm and doesn't give legal or tax advice. Talk to an estate attorney about your situation.