The first weeks: what matters now
- Proof of inheritance: a certificate of inheritance (Erbschein) or a notarial will with the court’s opening record proves you are an heir – to banks, the land registry and buyers.
- Disclaiming: if you do not want to accept the inheritance, for example because debts outweigh assets, you usually have only six weeks from learning of it (Section 1944 BGB).
- Secure the property: inform the building insurer, check an empty house regularly and prevent frost damage in winter.
- Keep paying running costs: property tax, insurance and, for apartments, the service charge.
Correct the land register – free of charge within two years
After the death, the land register is incorrect because the deceased is still registered. If the heirs apply for the correction within two years of the death, no court fees are charged. You also need the proof of inheritance for a sale.
Several heirs: everyone has to agree
If several people inherit, the house belongs to all of them jointly and they can only sell it together (Section 2040 BGB). Without agreement, any co-heir can apply for a partition auction – which usually takes longer, costs money and often brings a lower price. A neutral valuation that all heirs can rely on helps to reach a decision.
Inheritance tax: allowances and the family home
- Personal allowances: spouses and registered partners €500,000, children €400,000, grandchildren €200,000, siblings, nieces and nephews €20,000.
- Family home: tax-free for spouses who continue to live in it for ten years; for children up to 200 m² of living space if they move in without delay and live there for ten years.
- Notification: heirs usually have to notify the tax office within three months (Section 30 ErbStG).
- Sale: if the deceased owned the property for more than ten years, a sale is usually tax-free – the holding period counts for the heirs (Section 23 EStG).
Important: we are estate agents, not tax advisers or lawyers. This is general information without guarantee (as of November 2026). Please clarify tax and legal questions individually with your own tax adviser or lawyer.
How BATU IMMOBILIEN helps
We value the property neutrally for all heirs, put together the documents for the sale and handle viewings – even if the heirs live far away or abroad. Up to the notary appointment we keep everyone equally informed, in German, Turkish or English.
Frequently asked questions
How long do I have to sell an inherited house?
There is no deadline for the sale itself. But note the disclaimer period of usually six weeks, the notification to the tax office within three months and the free land register correction within two years.
Do I pay tax when I sell an inherited house?
Usually no income tax is due on the sale if the deceased owned the property for more than ten years. Inheritance tax may still apply if the value exceeds the allowances. Have your case checked by a tax adviser.
Discuss an inherited property
We take our time, listen and explain the next steps to you and all co-heirs.