You've Been Named Executor. Here's What Actually Happens to the House.

If you're reading this, someone probably just handed you a role you likely didn't ask for, at the worst possible time to be learning something new.

Maybe it's a parent's house, maybe it's a sibling's. Either way, you're likely holding a set of keys, a stack of mail you don't know what to do with, and a question nobody's given you a straight answer to yet: when can I actually sell this place?

I spent eight years as a CA, CPA before I became a realtor, including estate and executor work at Grant Thornton. That background is the reason clients bring me in for this exact situation. So here's the real sequence, in plain language, and the honest trade-offs along the way.

First: the house doesn't move until a few things happen

Before anything touches the market, a few pieces need to be in place.

This part surprises people the most: you can't legally sell, or even firmly commit to selling, until the estate has the authority to act.

1. Find the will and get the death certificate. This is the starting point for everything else. The will names you as executor; the death certificate proves the estate exists as a legal matter.

2. Secure the property and start the inventory. Insurance matters here. An empty house on a standard homeowner's policy can become uninsured after a set number of vacant days, so this is worth a call to the insurer early, not a "we'll get to it" item.

3. Give formal notice, then wait. Under BC's Wills, Estates and Succession Act (WESA), before you can apply for probate you're required to send a formal Notice of Proposed Application to beneficiaries and certain other people, then wait at least 21 days before filing. This step alone often surprises executors who assumed they could move faster. My suggestion would be to speak with an estate and trust specialist before anything starts with probate. They will guide you through the process to ensure the correct steps are taken at the right times. During this process is when a Realtor can come in and provide you a value for the house. This value is important as it is what gets used in the probate process. Using a Realtor avoids paying an appraiser, which saves the Estate money. 

4. Apply for the Grant of Probate. This is the BC Supreme Court order that confirms your authority to act. Until it's issued, banks, the Land Title Office, and buyers' lawyers won't release funds or transfer title based on the will alone. Processing typically runs two to six months from filing, depending on the registry and how complete the application is.

5. What it costs. This is where "it depends". It is important to discuss this with your Realtor, and/or an estate specialist before engaging a lawyer. Fees can range wildly on estates, with some lawyers charging a percentage of the estate, and others charging a flat fee. If the estate is significant, a percentage basis can be an enormous fee. So speak to a few professionals before you decide on a fee structure. 

Once the Grant is issued, the picture changes

This is where I can come back into the picture and get to work. 

With the Grant in hand, you can list the property, accept an offer, and close a sale, the same as any other seller, just with the estate as the legal seller of record instead of an individual.

One timing detail that matters: under WESA, beneficiaries generally have 210 days from the date the Grant is issued to challenge the will. That doesn't mean the house has to sit empty for seven months. It means final distribution of proceeds is typically held until that window closes or all parties consent, which is a separate question from listing and selling the property. A good estate lawyer can walk you through how that applies to your specific file, and this is exactly the kind of thing to verify before you make a decision based on it.

The file I'm proudest of

A client came to me selling her parents' home, an estate sale, out of province, dealing with exactly the sequence above while also grieving. The fear she voiced in our first call is the one I hear from almost every executor: what if this house just sits.

We had a strong offer secured within the first week of listing.

That result isn't a fluke of a good market. It's what happens when the listing is priced and prepared correctly the first time, because an estate sale usually doesn't get a second chance to make a first impression, and a slow, awkward listing period is exactly the kind of thing that adds stress to an already hard year.

Who actually does what

Executors often assume one professional handles everything. In practice, it's a team, and knowing who does what saves time:

• A wills and estates lawyer files the probate application, advises on the 21-day notice and the 210-day window, and handles anything disputed.
• An accountant deals with the deceased's final tax return and the estate's tax obligations, including the CRA clearance certificate that should be in hand before final distribution.
• A realtor (this part's mine) prices the property honestly for what it is, prepares it to show well without expensive over-renovation, and manages the sale itself, from listing through closing.
• An estate and trust specialist can review your file and ensure all points are thought of and considered so you make the smartest decisions throughout the process. 

I don't give legal or tax advice, and I'll always point you to the right professional for those pieces. What I can tell you, from both sides of this, is where the house fits into the timeline and how to avoid the mistakes that cost estates money or time.

Estate and Executor FAQs

Do I need a lawyer to probate a will in BC, or can I do it myself? It's definitely possible to self-file. Most executors use a lawyer or notary, especially where there's real estate, multiple beneficiaries, or anything even mildly contested, because mistakes in the application can add months of delay.

Can I sell the house before probate is granted? You can prepare and even list before the Grant is issued, but you generally can't complete a sale or transfer title until the Grant is in hand, since the Land Title Office requires it. In my professional opinion, this isn't always the best option because most buyers aren't interested in waiting (potentially) months to move in. 

How long does the whole process usually take, start to finish? For a typical BC estate with a house involved, from death to the Grant being issued is often two to six months, and the sale itself runs on its own timeline from there. Complex estates, contested wills, or out-of-province beneficiaries add time.

Should I fix up the house before selling, or sell as-is? This is usually the first question I get, and the answer is it depends on the property and the estate's cash position. Overspending on renovations before a sale is a risk, however there are a lot of smaller cost items that make a big impact. 

This post describes the general BC probate process as of August 2026 and is not legal or tax advice. Every estate is different. Speak with a wills and estates advisor or lawyer/notary about your specific situation before making decisions based on timelines or figures above.

Jessica Venables spent eight years as a CA, CPA, including estate and executor work at Grant Thornton LLP, before licensing in real estate. She now specializes in estate, power of attorney, and higher-end residential sales across Nanaimo and Central Vancouver Island with Annex Real Estate Group.

Email jessica@annexrealestate.ca or call 250.668.8339 and let's set up a plan.