Short answer
Living in the house does not give you the right to sell it. The estate does, through its personal representative. Pennsylvania's estate code even carves out a house an heir occupied at death with the decedent's consent from the representative's right to take possession. Talk to an estate attorney early.
Living there is not ownership
Occupying a house is different from owning it. Until the deed is signed by someone with authority, the record still shows the parent as owner. Pennsylvania's estate code says the personal representative has the right to possess and administer the decedent's real estate, except real estate occupied at death by an heir or devisee with the consent of the decedent. That exception shapes who has possession, but title and the right to sell still follow the estate. Many people in this position feel they have more rights than they do, or fewer than they do. Living in the house for years may feel like ownership, but the law looks to the deed and the estate. At the same time, you may have rights as an heir, and you may have a claim for costs you paid. Keeping receipts, talking to an estate attorney and staying in contact with the other heirs will serve you better than a standoff.
Get the estate opened
If nobody has been appointed, ask the Register of Wills. In Philadelphia, sole beneficiaries typically qualify as administrator when there is no will, and multiple heirs must renounce to one person or act as co-administrators. If you live in the house and want to keep it or buy out siblings, say so to the attorney. It affects the plan.
Moving timeline
If the house will be sold, the occupant may need to move. Sale terms can build in time to move. Kaizen Home Buyers can close on a date the seller chooses, within the 14 to 30 day range or later if you ask. We buy houses as-is for cash, with no repairs and no agent commission, and make an offer within 24 hours. Call 267-329-0084.
Talking with siblings and the attorney
If you live in the house, expect the other heirs to ask what you want. Do you want to buy it, rent it or move out? Offer a plan in writing. Ask the estate attorney how to value the house, and how to account for repairs or taxes you have paid. Keep receipts. Ask whether living there affects any share of the estate. Be clear about the date you can move if the house is sold. Estates move faster when the person living in the house is part of the plan and not a surprise. A neutral appraisal can settle arguments about price.
Tax and cost notes
While you live there, you may be paying taxes, insurance and utilities. Keep records. They may matter when the estate accounts to the heirs. Inheritance tax is due at death and delinquent nine months later. An attorney can tell you what must be paid first.