1
First, probate. It's less scary than it sounds.
Probate is the court confirming who has the authority to handle the estate. In Ontario, the court issues a Certificate of Appointment of Estate Trustee. That's the document that says the person named in the will can legally act for the estate.
It costs something. Ontario charges $15 for every $1,000 of the estate's value over the first $50,000. On a $1 million estate, that's about $14,250. And it takes time. Typically a few months from application to certificate. Smaller estates (under $150,000) may qualify for a simplified process, which is faster.
Not everything needs probate. Property held jointly with right of survivorship passes directly to the surviving owner. RRSPs, TFSAs, and life insurance with named beneficiaries skip it too. But a house owned solely by the deceased? The land registry will want that certificate before the property can change hands.
You'll want an estate lawyer on this. Not optional. We'll work around their timeline.
2
Only the estate trustee can sell the house.
Whoever the will names as estate trustee is the one with the authority to sell. Not the whole family together. Not the person who lives closest. The trustee.
Before we list, we'll need to see the paperwork confirming that authority. The Certificate of Appointment once it's issued, or the will naming the trustee plus the lawyer's confirmation that probate is in motion. Here's why it matters: a buyer's lawyer will check this before closing. If the authority isn't airtight, deals stall or fall apart. Nobody wants that surprise in week eight.
We don't list before authority is confirmed. It's not bureaucracy. It's protecting the sale.
If there's no will, the court appoints an administrator, and that takes longer. Either way, we'll start with a conversation about where things stand before we talk timelines.
3
Clearing the house is the hardest part. We'll help.
This is the part nobody warns you about. A lifetime of belongings. The good china, the basement workshop, forty years of paperwork. Every drawer is a decision, and you're making them while grieving. It's exhausting. That's normal.
Here's the framework we give families:
- Keep: the things with real meaning. Be honest with yourself. "meaning" isn't everything in the house.
- Family first: let relatives claim what matters to them early, in writing if there are several of you. Small misunderstandings grow fast here.
- Donate and sell: charities will pick up furniture. Estate sale companies will handle the rest. And they're worth it.
- Toss: give yourself permission. Not everything is a treasure.
There are professional estate cleanout services in the GTA that do exactly this, start to finish. We know the good ones and we'll coordinate them. You don't have to do this part alone.
4
Pricing it honestly.
Estate homes are often dated. The kitchen is from 1987. The carpet has a story. Buyers will do the math on every renovation the house needs. And then discount a little extra for the trouble.
So there are two paths, and we'll price both for you:
- Sell as-is: list it for what the market pays for a dated home. Faster. Less work. The price reflects the condition, and buyers who want a project show up.
- Light prep first: paint, flooring, a deep clean, minor fixes. Usually not a full renovation. The house photographs better, shows better, and sells for more. We'll tell you exactly which dollars are worth spending and which aren't.
What we won't do is guess. We'll show you what comparable homes sold for in their actual condition, and what the numbers look like either way. Honest numbers up front. No surprises later.
5
The sale itself: keeping everyone in the loop.
Once the house is ready, the process looks like any other sale: list, showings, offers, closing. But estate sales have one extra layer. the people.
When several siblings or beneficiaries are involved, communication is everything. Everyone wants to feel heard, and the trustee makes the final calls. We'll keep all the key people updated at every step: when the listing goes live, how showings are going, what the feedback says, and what each offer means in plain terms.
A word on timelines: between probate, the cleanout, and prep, estate sales take longer than a typical listing. That's fine. Rushing an estate sale is how families leave money on the table or end up fighting. We'll move at the pace the situation needs. And keep the buyer side aligned with probate timing so nothing stalls at closing.
6
After the sale: where the money goes.
When the sale closes, the proceeds go to the estate. Not directly to the beneficiaries. The estate trustee settles the estate's debts and taxes first, then distributes what's left according to the will.
On taxes, here's the plain-language version: when someone passes, the CRA treats their assets as if sold at fair market value on the date of death. If the home was their principal residence, an exemption usually wipes out the capital gains. If it was a second property, the estate may owe tax on the gain. Once the estate holds the property, further gains are measured from that date-of-death value.
We're not accountants, and this isn't tax advice. Get an accountant who knows estates. We'll happily point you to one. This is just so nothing about the tax bill surprises you.