Estate sales for inherited homes in Quincy and the South Shore

Is an estate sale right for this house?

Estate sale companies usually decide after walking through the house. According to the National Estate Sales Association, an in-person walkthrough is the most common way companies set their fee, and they look at two things: how much work the sale will take, and what the contents are likely to bring.

If a company says the contents won't support a sale, ask whether they offer a buyout of the contents, and get quotes for an estate cleanout or junk removal to compare.

Before you call a company

1. Check with the personal representative.

In Massachusetts, the person who manages the estate is the personal representative, appointed by the Probate and Family Court. Once appointed, they can generally sell household contents, unless the will or a court order limits that. They also have to prepare an inventory of estate property, with the fair market value of each item, within 3 months of appointment. Photograph and list anything that might have value before the sale.

2. Take out what the family is keeping.

Anything a family member has asked for, plus papers, mail, photos, keys and valuables, should leave the house or be locked in one room before the company starts setting up. Tell the company which room is off-limits.

3. Think about a separate appraisal for high-value items.

For jewelry, art or collections that may be valuable, an independent appraisal gives the family a number to compare against the sale prices. Members of the National Estate Sales Association agree not to tie an appraisal fee to the appraised value.

How estate sale companies charge

Most estate sale companies take a percentage of the sale's gross. The National Estate Sales Association says most sales are run for 30% to 50% of gross sales, and that a sliding scale, where the percentage drops as the sale total goes up, is more common than a single set rate.

Some companies add fees for things like trash removal or cleanup after the sale, and some have minimums. Ask for every fee in writing, and ask for a sample payout using a realistic sale total so you can see what the estate would actually receive.

What the contract should cover

Members of the National Estate Sales Association agree to use written agreements. Whoever you hire, get one, and make sure it covers:

• The commission rate, and whether it is taken from gross sales
• Every other fee that could show up on the settlement
• Who sets prices, and how discounts work during the sale
• Sale dates, advertising and security
• Insurance
• When and how the estate gets paid, with a written accounting of what sold
• What happens to items that don't sell, and whether the house is left broom clean
• How either side can cancel

For payment timing, the National Estate Sales Association's code of ethics says members provide a written accounting and pay out the client's proceeds as set in the written agreement, and it refers to 20 business days from the last day of the sale. Get the payment date in writing.

Buyouts. Some companies offer to buy the contents outright, either instead of a sale or for what is left after one. Under the association's code of ethics, a member making a buyout offer has to tell the seller that offers are based on estimated values, expenses and profits, and the two sides sign a disclosure when the buyout happens away from the company's place of business.

If the contract is large or unclear, have the estate's attorney read it before the personal representative signs.

After the sale

Standard Massachusetts purchase and sale agreements usually call for the house to be delivered broom clean and free of personal property at closing. Plan for what is left: a buyout, donation pickup, or a cleanout crew. Settle who handles it, and who pays, before the sale starts.

What to ask an estate sale company

• How do you charge? Is the percentage taken from gross sales, and is there a sliding scale or a minimum?
• What other fees could show up on our settlement, like advertising, cleanup or trash removal?
• Can you walk us through a sample payout using a realistic sale total?
• Who sets the prices, and how do discounts work on the last day?
• How do you advertise the sale?
• How do you handle security during the sale?
• What happens to items that don't sell, and is cleanup included?
• Do you offer a buyout of the contents?
• When do we get paid, and will we get a written accounting of every sale?
• Do we need a permit from the town for the sale, and who gets it?
• Are you insured? Can you send a certificate of insurance?
• Will you give us a written contract?