Union County Surrogate, Elizabeth
2 Broad Street, Old Annex, Second Floor, Elizabeth, NJ 07207
908-527-4280
Main office for probate and estate matters. By appointment only.
Official pageUnion County guide · Probate & inherited homes
How to Sell an Inherited House in Union County, NJ (Probate Guide)
In Union County, estates go through the Surrogate's Office, which runs two locations: the main office in Elizabeth and a satellite in Westfield. Both work by appointment only. If a parent left you a two-family in Elizabeth, a Cape in Linden or a house in Plainfield, the Surrogate is the first office to call. You can reach it at 908-527-4280 or by email.
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Kaizen's county notes describe older urban housing in Elizabeth and Plainfield, river and creek flooding, and tenant-occupied sales among the common issues. Those facts shape what heirs face once letters are issued. This guide covers the Surrogate steps, the New Jersey inheritance tax and waiver rules, and a cash as-is sale. It is general information, not legal or tax advice.
Step by step in Union County
- 1
Make an appointment
The Union County Surrogate's page says both the Elizabeth and Westfield offices are by appointment only. Call 908-527-4280 or write to [email protected]. Pick the location that is easier for the person who will serve as executor or administrator, since the same office handles either.
- 2
Gather the basics before you go
Have the death certificate, the original will if there is one, and a list of the person's heirs, house and accounts. The Surrogate's site links to pages on probating a will and on forms and fees, which can tell you what the office needs. Ask when you book.
- 3
Know who is exempt from inheritance tax
The Division of Taxation lists Class A as a parent, grandparent, spouse, child, grandchild, stepchild, mutually acknowledged child, civil union partner and domestic partner. No tax is due for Class A. Siblings fall in Class C, and everyone else is Class D.
- 4
Plan the waiver paperwork
New Jersey requires a tax waiver to transfer real estate out of a decedent's name. Only the Inheritance Tax Branch issues Form 0-1, and resident decedents' real property requests use the IT-L-9 affidavit. Call 609-292-5033 or email the branch with questions.
- 5
Check the building before you promise a date
Elizabeth and Plainfield have older housing, and Kaizen's notes list tenant-occupied sales and aging stock as common issues. If tenants live there, collect leases and rent records. If the house is empty, confirm utilities, locks and insurance. These details will shape any closing date.
- 6
Compare ways to sell
After letters are issued, the executor or administrator can choose between listing, selling to an investor and keeping the property. Add up repair costs, commission, carrying costs and the New Jersey Realty Transfer Fee for each path. An attorney and a tax professional should review the numbers.
Typical timeline
| Stage | Typical time |
|---|---|
| Surrogate appointment | Scheduled by appointment; call 908-527-4280 |
| Inheritance tax return and payment | Within 8 months of the date of death |
| Interest on late direct tax | 10% annual rate after 8 months |
| State lien on decedent's property | 15 years unless the tax is paid or secured |
| Kaizen cash offer after you send details | Within 24 hours |
| Kaizen closing | 14 to 30 days, or on the estate's date |
Union County offices you may deal with
Union County Surrogate, Westfield
300 North Avenue East, Westfield, NJ 07090
908-527-4280
Second office, by appointment only. Same phone and email as Elizabeth.
Official pageNJ Division of Taxation, Inheritance Tax Branch
609-292-5033
Issues Form 0-1 waivers. Email [email protected].
Official pageYour selling options
Some Union County heirs keep an inherited two-family and collect rent, and some list it with an agent. A listing may bring a higher price if the building is in decent shape, but it also brings repairs, showings in occupied units, and commission. Keeping it means taking over the tenants, the taxes and the maintenance. Neither route is wrong; the numbers depend on the building.
Kaizen is a cash buyer for homes that need more than the estate wants to spend. We send an as-is offer within 24 hours of getting the details, with no repairs and no agent commission, and we close in 14 to 30 days or on the date the estate sets. Letters from the Surrogate come first. Call 267-329-0084, and have an attorney review the contract.
Union County probate questions
Can I walk into the Union County Surrogate without an appointment?
The Surrogate's page says both the Elizabeth and Westfield offices are by appointment only. Call 908-527-4280 or email [email protected] to schedule.
Where is the Union County Surrogate's Westfield office?
It is at 300 North Avenue East, Westfield, NJ 07090, and visits are by appointment. The county's page notes accessibility details that can change, so ask when you call.
Who is Class A for New Jersey inheritance tax?
Class A includes a parent, grandparent, spouse, child, grandchild, stepchild, mutually acknowledged child, and civil union or domestic partners. The state says no tax is due for Class A.
What form releases the state's lien on an inherited house?
A tax waiver, Form 0-1, which only the Inheritance Tax Branch can issue. For real property of a resident decedent, the filing forms include the IT-L-9 affidavit. Ask your attorney or title company what they need.
Does Kaizen buy tenant-occupied inherited homes in Union County?
Kaizen makes as-is cash offers with no repairs and no agent commission. Occupancy affects the offer, so tell us about leases and condition up front. Kaizen's county notes list tenant-occupied sales as a common issue, and the estate decides whether to accept.
Related Union County pages
Sell your house fast in Union CountyForeclosure in Union County, NJ: Options Before the Sheriff's SaleCan I sell a house in probate in Pennsylvania?What are letters testamentary and do I need them to sell a house?What are letters of administration if there is no will in Pennsylvania?How much is Pennsylvania inheritance tax on an inherited house?How long do I have to pay Pennsylvania inheritance tax, and is there a discount?Can I sell an inherited house before the estate is closed in Pennsylvania?How to Sell an Inherited House in Berks County (Probate Guide)How to Sell an Inherited House in Lackawanna County (Probate Guide)How to Sell an Inherited House in Lehigh County (Probate Guide)How to Sell an Inherited House in Luzerne County (Probate Guide)How to Sell an Inherited House in Northampton County (Probate Guide)Selling an Inherited House in New Castle County, Delaware (Probate Guide)How to Sell an Inherited House in Kent County, Delaware (Probate Guide)Selling an Inherited House in Sussex County, Delaware (Probate Guide)How to Sell an Inherited House in Atlantic County, NJ (Probate Guide)Selling an Inherited House in Bergen County, NJ: Surrogate and Tax GuideInherited a House in Burlington County, NJ? Probate and Sale GuideCamden County, NJ Probate: Selling an Inherited House Step by StepSelling an Inherited Shore House in Cape May County, NJ (Probate Guide)Cumberland County, NJ Probate: Selling an Inherited HouseEssex County, NJ Probate Guide: Selling an Inherited HouseHow to Sell an Inherited House in Gloucester County (Probate Guide)Selling an Inherited House or Building in Hudson County (Probate Guide)How to Sell an Inherited House in Hunterdon County (Probate Guide)How to Sell an Inherited House in Mercer County (Probate Guide)How to Sell an Inherited House in Middlesex County (Probate Guide)How to Sell an Inherited House in Monmouth County (Probate Guide)How to Sell an Inherited House in Morris County (Probate Guide)How to Sell an Inherited House in Ocean County, NJ (Probate Guide)How to Sell an Inherited House in Passaic County, NJ (Probate Guide)How to Sell an Inherited House in Salem County, NJ (Probate Guide)How to Sell an Inherited House in Somerset County, NJ (Probate Guide)How to Sell an Inherited House in Sussex County, NJ (Probate Guide)How to Sell an Inherited House in Warren County, NJ (Probate Guide)How to Sell an Inherited House in Philadelphia County (Probate Guide)How to Sell an Inherited House in Delaware County, PA (Probate Guide)How to Sell an Inherited House in Montgomery County, PA (Probate Guide)How to Sell an Inherited House in Bucks County, PA (Probate Guide)How to Sell an Inherited House in Chester County, PA (Probate Guide)
Sources
General information, not legal or tax advice. Rules change; confirm details with the office or a professional.
- County market notes (Union County) (Kaizen Home Buyers, 2026-07-15)
- Kaizen process steps (Kaizen Home Buyers, 2026-10-23)
- Inheritance and Estate Tax (New Jersey Division of Taxation, page shows last updated 09/28/26)
- Inheritance Tax Beneficiary Classes (New Jersey Division of Taxation, undated PDF)
- Inheritance Tax Filing Requirements (New Jersey Division of Taxation, page shows last updated 09/28/26)
- Inheritance and Estate Tax rates (New Jersey Division of Taxation, page shows last updated 04/22/25)
- Lien on and Transfer of a Decedent's Property: Tax Waiver Requirements (New Jersey Division of Taxation, page shows last updated 09/28/26)
- Union County Surrogate (Union County Surrogate's Office, undated page)
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