You've received your Letters of Administration and have officially been appointed Personal Representative of a Maryland estate.
Now what?
The first few weeks can be overwhelming. There may be financial accounts, personal property, creditors, family members, court requirements, and real estate requiring attention at the same time.
Rather than trying to solve everything immediately, think about the first 30 days in three stages:
Protect. Organize. Prepare.
What Does a Personal Representative Do in Maryland?
The Personal Representative is responsible for administering the probate estate.
After appointment, the Personal Representative receives Letters of Administration, which provide authority to act on behalf of the estate.
Estate administration can include identifying assets, managing estate property, addressing valid debts and expenses, completing required filings, and ultimately distributing remaining estate property to the appropriate beneficiaries or heirs.
This is a fiduciary responsibility and should be approached carefully.
Step 1: Protect Estate Assets
Start by identifying assets that could be lost, damaged, or diminished without immediate attention.
Real estate deserves particular attention.
If the decedent owned a home, determine whether it is occupied or vacant, who has access, whether adequate insurance remains in place, whether utilities are functioning, and whether there are immediate maintenance or security concerns.
You should also identify ongoing financial obligations such as a mortgage, property taxes, and HOA or condominium charges.
The first objective isn't necessarily to sell the house.
It's to protect the estate's assets while the estate determines what happens next.
Step 2: Identify What the Estate Owns
Begin assembling information about the decedent's probate assets.
Depending on the estate, those assets might include financial accounts, vehicles, personal property, business interests, and real estate.
Create a centralized record showing what has been identified and what additional information is still needed.
For regular Maryland estates, the Inventory and Information Report generally must be filed within three months after the Personal Representative's appointment.
Good organization during the first month can make those later responsibilities easier to manage.
Step 3: Create a Probate Deadline Calendar
Probate contains deadlines.
Don't try to keep them all in your head.
Create a written or digital calendar and work with the estate's attorney or appropriate professional to confirm which requirements apply.
For regular estates in Maryland, the Inventory and Information Report generally has a three-month deadline following appointment, while the first account generally has a nine-month deadline.
Different procedures may apply depending upon the type and circumstances of the estate.
Step 4: Understand What the Assets Are Worth
Estate administration isn't only about identifying assets.
Value matters too.
For Maryland regular estates, inventory requirements include reporting applicable property at fair market value as of the decedent's date of death.
Real estate can make this particularly interesting.
You may hear terms such as:
Appraisal
Broker Price Opinion (BPO)
Comparative Market Analysis (CMA)
Tax assessment
Date-of-death value
Current market value
These terms shouldn't automatically be treated as meaning the same thing.
For example, determining a property's value for estate-administration purposes may involve a different question from determining what price the property could command if listed for sale today.
Understanding why you need a valuation should come before deciding which valuation method or professional is appropriate.
Step 5: Document Estate Real Estate
If the estate owns real property, create a property file.
Consider documenting:
Property condition
Interior and exterior photographs
Mortgage information
Insurance
Taxes
Utilities
HOA/condominium information
Known liens
Repair needs
Maintenance history
Valuation information
This creates a clearer picture of the asset before major decisions are made.
Step 6: Be Careful About Immediately Renovating
One common question is:
“Should we fix the house before selling it?”
There isn't one answer for every estate.
A property needing significant work may make sense as an as-is sale.
Another property might benefit from targeted repairs, cleaning, landscaping, or other improvements.
The important point is to avoid spending estate money simply because someone believes every house must be renovated before it can be sold.
First, determine the property's condition.
Then understand its market.
Then evaluate the potential return from improvements.
Make the numbers drive the decision—not emotion.
Step 7: Identify the Professionals You Need
Estate administration often requires several areas of expertise.
Depending on the situation, a Personal Representative may work with an estate attorney, CPA or tax professional, real estate broker, appraiser, title professional, insurance professional, contractor, or other specialist.
When real estate represents a substantial portion of the estate, getting reliable property information early can help the Personal Representative and the estate's advisors evaluate the available options.
Step 8: Keep Good Records
Create an organized estate file from the beginning.
Save receipts.
Document estate expenses.
Retain property records.
Maintain valuation reports.
Keep court documents together.
Record important communications and decisions.
Estate administration can last many months. What seems obvious today may be difficult to reconstruct later.
Your First 30 Days Are About Creating Control
You don't have to settle the entire estate during your first month.
Instead, focus on establishing control and creating a roadmap.
By the end of those first several weeks, you should be developing answers to five fundamental questions:
What does the estate own?
What needs to be protected immediately?
What deadlines must be met?
What information or valuations are still needed?
Which professionals should be involved?
Once those questions become clearer, the Personal Representative can begin making more informed decisions about the estate's assets.
And when one of those assets is a house, there's another entire set of questions to address.
Next in The Executor's Roadmap
Episode 09: What Happens to the House During Probate in Maryland?
We'll examine what Personal Representatives should consider when an estate includes real property—from securing and maintaining the house to understanding its condition, value, and eventual disposition.
Need Help With Real Estate in a Maryland Estate?
If you're a Personal Representative, executor, heir, or estate professional dealing with Maryland real estate, I help families and fiduciaries understand the property's condition, market position, and available real estate options before major decisions are made.
Fred Dorsey | The Prince of Probate
This article is provided for general educational purposes only and does not constitute legal, tax, appraisal, or financial advice. Consult the appropriate qualified professionals regarding your specific estate.
