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Not sure what to do next? Choose the situation that best matches what's going on and we'll point you in the right direction.

Take a breath. Most property situations have options. Start with the category below.

Pick the one that sounds most like you. Tap a card to open a short, plain-English overview — no forms, no quizzes, no pressure.

Someone Recently Passed Away

A parent or loved one died and now there's a house to deal with.

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What You Need To Know
  • You usually cannot sell or transfer the house until the estate is opened (probate) and the court names someone with authority.
  • The person legally in charge is the executor (named in a will) or the administrator (named by the court if there is no will).
  • Bills do not stop after a death — the mortgage, property taxes, insurance, and utilities still need attention.
  • You usually have more time than it feels like, but a few deadlines (taxes, any foreclosure, reverse-mortgage notices) are real and worth checking early.
  • You do not have to figure it all out at once. The first goal is simply to protect the house from avoidable problems.
Common Mistakes
  • Waiting months to open probate while bills and deadlines quietly pile up.
  • Letting one heir move in or "handle it" informally before anyone has legal authority.
  • Cancelling or forgetting the homeowner's insurance on an empty house.
  • Spending money on repairs or clearing out the house before the estate's plan is clear.
Recommended Resources

If you'd rather just talk it through, we help New Jersey families with exactly this — no pressure.

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Reverse Mortgage After Death

My parent had a reverse mortgage and now the lender is sending letters.

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What You Need To Know
  • A reverse mortgage becomes due when the borrower passes away — it does not simply disappear.
  • Heirs typically have a limited window (often around 30 days to respond, with possible extensions) before the loan servicer moves toward foreclosure.
  • You usually have options: pay off the balance, sell the home, or buy it for 95% of its appraised value under HUD rules.
  • The letters from the servicer have deadlines — ignoring them is what causes families to lose the home and its equity.
  • Acting early almost always preserves more choices and more money than waiting.
Common Mistakes
  • Throwing away or ignoring servicer letters because "it's not my loan."
  • Assuming the house is already lost and walking away from real equity.
  • Missing the HUD response and appraisal deadlines that protect the family's options.
  • Not opening probate, which leaves no one with authority to act before the clock runs out.
Recommended Resources

Reverse mortgage deadlines move fast. If you're holding a letter and unsure what it means, we can help you read it and weigh your options.

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Foreclosure Problems

I'm behind on the mortgage, or I've received foreclosure papers.

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What You Need To Know
  • In New Jersey, foreclosure is a court process and it takes time — being behind does not mean the house is gone tomorrow.
  • The NJ Fair Foreclosure Act gives homeowners specific rights, including the right to cure (catch up) before a sheriff's sale.
  • Options can include reinstatement, loan modification, mediation, or selling before the sale date — even after an auction is scheduled.
  • The worst outcome usually comes from doing nothing; lenders have the most flexibility earlier in the process.
  • If the homeowner has died, an executor or heir may still be able to act to protect the home.
Common Mistakes
  • Ignoring court papers and lender mail, which forfeits valuable rights and deadlines.
  • Believing nothing can be done once a sheriff's sale date is set.
  • Paying upfront fees to "foreclosure rescue" offers that sound too good to be true.
  • Waiting until the final days, when the fewest options remain.
Recommended Resources

If a sale date is coming up, time matters most. Reach out and we'll help you understand your real options quickly.

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Property Tax Problems

The property taxes are unpaid, or I got a tax-lien or tax-sale notice.

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What You Need To Know
  • Unpaid New Jersey property taxes lead to a municipal tax sale, where a lien on the property is sold to an investor.
  • After the tax sale, there is a redemption period (commonly about two years) during which the taxes can still be paid to keep the property.
  • If the lien is never redeemed, the lienholder can foreclose — this is how families quietly lose inherited homes.
  • Utility charges (water, sewer) can also become liens, so "taxes" may not be the whole picture.
  • Catching up or selling before the redemption window closes protects the equity in the home.
Common Mistakes
  • Assuming a tax-sale notice is just a bill and setting it aside.
  • Missing the redemption deadline that would have saved the property.
  • Overlooking hidden water/sewer/utility liens that ride alongside the tax debt.
  • Not realizing you can still sell a house that has delinquent taxes.
Recommended Resources

Tax-sale and redemption deadlines are easy to miss. We can help you figure out exactly where things stand.

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Several Family Members Involved

Several of us inherited the house and we can't agree on what to do.

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What You Need To Know
  • When several people inherit a home, decisions usually require agreement among the heirs or someone with legal authority (the executor or administrator).
  • Even one disagreeing heir can stall a sale, while taxes, the mortgage, and upkeep keep accruing for everyone.
  • If heirs truly cannot agree, a partition action in Superior Court can force a resolution — but it's slow and costly.
  • Putting the plan in writing early, and being clear about who has authority, prevents most disputes.
  • The shared property's bills don't pause while the family decides — delay costs everyone.
Common Mistakes
  • Letting the disagreement drag while carrying costs (taxes, mortgage, insurance) drain the estate's value.
  • One heir making decisions or moving in without the others' agreement or legal authority.
  • Avoiding the conversation about who is in charge and what the goal is.
  • Heading straight to a court fight before exploring a neutral sale that pays everyone fairly.
Recommended Resources

When family can't agree, a neutral path that treats everyone fairly often helps. We're glad to talk it through with no pressure.

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Vacant, Abandoned, or Problem Property

There's an empty or run-down property I'm now responsible for.

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What You Need To Know
  • An empty house still creates obligations: taxes, insurance, code compliance, and basic security.
  • Vacant homes are vulnerable to vandalism, squatters, weather damage, and rising upkeep costs.
  • Insurers often treat vacant homes differently — standard coverage can lapse, leaving the property exposed.
  • Removing someone who has moved in (a squatter) usually requires a legal process, not a lockout.
  • A distressed or unwanted property can often still be sold as-is, without repairs.
Common Mistakes
  • Leaving the home unsecured and uninsured while deciding what to do.
  • Trying to remove squatters yourself instead of using the proper legal steps.
  • Pouring money into repairs on a property the family may not want to keep.
  • Ignoring code violations and utility/tax bills that quietly become liens.
Recommended Resources

If you'd rather not deal with an empty or problem property, we can talk through your options — including buying it as-is.

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Still Not Sure?

Many situations overlap. Probate, foreclosure, reverse mortgages, taxes, and family issues often happen at the same time. If you're not sure where your situation fits, we're happy to talk through it with you.

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