Establish who is giving the instruction
The person with the keys is not necessarily the person entitled to appoint an agent. Before arranging marketing, identify the executor or administrator, the estate solicitor and the person authorised to make decisions. The Courts Service explains that a grant of representation is usually needed to sell or transfer property held in the deceased person’s sole name (Courts Service, n.d.-c). The solicitor should explain what that means for the proposed timing.
Where several relatives are involved, nominate a practical contact without assuming that person can make every decision alone. Agree how viewing feedback and offers will reach the people who need to consider them.
Keep the valuation and the sale plan distinct
An estate may need an opinion at an earlier date, while a proposed sale needs advice on the market now. Ask the solicitor or tax adviser to specify the relevant dates. A later asking price should not be substituted for an earlier valuation simply because it is readily available.
If one beneficiary wishes to buy the property, pause before treating it as an ordinary open-market sale. A defined independent valuation, advice on authority and agreement about the process may be more useful than advertising immediately.
Record the property before changing it
Before clearing rooms or carrying out works, retain dated photographs and a short note of condition. Gather plans, details of extensions, available certificates and information about any tenant, occupier or access arrangement. Ask the insurer what cover and inspection arrangements apply while the property is vacant.
Avoid committing to a major refurbishment just to make the house look sale-ready. First distinguish essential attention from cosmetic work and larger projects. The likely buyer, available budget and selling timetable should inform that decision.
Make the marketing brief manageable
Agree what is included: the house, garden, adjoining land, outbuildings and any contents that may remain. Unclear boundaries or a second entrance deserve attention before a brochure is finalised. An attractive photograph cannot resolve a title question.
A useful sale plan explains the evidence behind the asking price, the method of sale, viewing arrangements, the marketing costs and how progress will be reviewed. There is no reliable completion date until the legal and practical dependencies are understood.
A useful first step
What to gather before you enquire
- Property address, Eircode and contact for access
- Estate solicitor and confirmation of who may instruct
- Earlier valuation reports and the dates they concern
- Plans, occupation details and known works or defects
- Who will consider offers and how decisions will be recorded
Start with a brief introduction. Detailed or sensitive documents can follow through an agreed channel.
Common questions
Can preparation begin before probate is complete?
Information gathering and a discussion about marketing can often begin earlier. Ask the estate solicitor to confirm what may proceed, who may authorise it and how the administration affects any proposed sale timetable.
Should we empty the house before a valuation?
Ask first. The required valuation date and the evidence of the property’s condition matter. Record significant changes, and arrange access before removing material that may help explain the earlier condition.
Sources and scope
Courts Service (2025) Explaining probate. Read the source (Accessed: 29 October 2026).
Revenue (2026c) What is the valuation date?. Read the source (Accessed: 29 October 2026).
General information for Irish property matters. Legal, tax and funding decisions require advice on the particular circumstances. How these guides are prepared.
Explore the detail
Probate, inheritance, and getting the property valuation right
Before the photographs: getting a property ready for sale
Asking price, market value, and the offer worth considering
When you are ready
A clear brief.
A useful conversation.
Tell me the property’s location and what you need to decide. We can establish the appropriate next step.