Inherited a house in Bochum: keep, rent out or sell?

The first steps after the inheritance

The first few weeks are not about the big decision, but about getting things in order. These steps come first:

1. Prove your inheritance. If there is a notarial will, this together with the record of its opening is often sufficient. Otherwise, you apply for a certificate of inheritance (Erbschein) at the probate court. The responsible court is the local court (Amtsgericht) at the deceased person's last place of residence.
2. Secure the house. Inform the building insurer that the house is vacant. Many policies require this after a few weeks of vacancy. In winter the heating has to keep running to protect against frost, and the letterbox and garden need someone to look after them.
3. Inform the tax office. As a rule, an inheritance must be reported to the tax office within three months. Whether inheritance tax is actually due is a separate matter.
4. Correct the land register. The heirs are entered as the new owners. If you submit the application within two years of the inheritance, this is free of charge.
5. Know the value. The market value is the basis for everything that follows: for inheritance tax, for the division among siblings and for the question of whether keeping the house is worthwhile.

Option 1: Moving in yourself

For many, this is the most emotional solution. It can also be attractive for tax purposes: children who live in their parents' house themselves for ten years can, under certain conditions, take it over free of inheritance tax (up to 200 square metres of living space). A similar rule without a size limit applies to spouses and registered partners.

You should still do the maths honestly. Many houses being inherited today date from the 1950s to the 1970s. The roof, windows, heating and bathrooms are often still in their original condition. In addition, there are obligations that arise with the change of ownership: under the new Building Modernisation Act (Gebäudemodernisierungsgesetz), new owners – including heirs – must, among other things, insulate the top-floor ceiling and uninsulated heating pipes in unheated rooms within two years, if this has not already been done.

Option 2: Renting out

Renting out sounds like a good compromise: the house stays in the family and generates income. In practice, it makes you a landlord – with everything that entails. Before an older house can be rented out, it usually needs to be renovated. After that come maintenance, service charge statements and communication with tenants.

So calculate the return soberly: rent minus non-recoverable costs, reserves and renovation. And bear in mind: a rented single-family house is often harder to sell later than an empty one, because owner-occupiers are the largest group of buyers.

Option 3: Selling

A sale creates clarity. The proceeds can be divided, and obligations and running costs come to an end. From a tax perspective, the sale is often uncomplicated: heirs take over the parents' holding period. If they owned the house for more than ten years, there is generally no income tax on the sale.

A vacant, well-kept house is easy to present. What matters is a realistic asking price. A price set too high out of attachment to the family home is one of the most common reasons why inherited houses stay on the market for a long time.

Community of heirs: when several people inherit

When siblings inherit together, they form a community of heirs (Erbengemeinschaft). They can only decide on the house jointly. A sale is only possible if everyone agrees.

Often one sibling would like to take over the house and pay out the others. This requires a value that everyone accepts as fair. A neutral, external valuation takes a lot of tension out of the conversation. If no agreement is possible at all, the last resort is a partition auction (Teilungsversteigerung). It takes a long time, costs money and often yields less than a sale on the open market. That is why it is almost always worth looking for a joint solution first.

What does a vacant house cost?

A house that is left empty "for the time being" continues to incur costs: property tax, insurance, electricity and heating in winter, garden maintenance and winter services, minor repairs. For a single-family house, this quickly adds up to several hundred euros a month. On top of that comes the risk of unnoticed damage such as a burst water pipe or damp.

That is no reason to rush. But it is a good reason to set yourself a fixed date for the decision once the first period of mourning has passed.

Inherited house in Bochum: what matters locally

• Authorities: The certificate of inheritance is issued by the probate court at the last place of residence. The land register is kept by the local court in whose district the house is located.
• Initial guidance on the land value: The official standard land values (Bodenrichtwerte) for Bochum are available free of charge on BORIS.NRW. However, they only show the value of the land, not that of the house.
• Typical family homes in Bochum: Post-war terraced and semi-detached houses, housing-estate homes and single-family houses from the 1960s and 1970s. Buyers factor the cost of modernisation into these houses very carefully. A value that honestly reflects the condition is therefore particularly important.

Frequently asked questions about an inherited house

Do I have to pay tax if I sell an inherited house?

As a rule, no income tax is due if the parents' ownership together with your own holding period amounts to more than ten years. Inheritance tax is independent of this. It depends on the value of the inheritance and the tax-free allowances – for children, 400,000 euros per parent.

How much time do I have to decide?

There is no deadline for the sale itself. However, the tax office should be informed within three months. The free correction of the land register is possible for two years.

Can a co-heir block the sale?

Yes. A community of heirs can only sell the house jointly. If no agreement can be reached, any co-heir can apply for a partition auction. In most cases, a compromise is the better solution for everyone.

Is the standard land value enough to know what the house is worth?

No. The standard land value only tells you something about the plot. The building, its condition, fittings and location within the district determine the market value at least as much.

Your next step

An inherited house is a personal decision, and there is no right or wrong. It becomes clearer when everyone involved knows the value and the costs. We have summarised which documents you need for this in our checklist of valuation documents.

If you would like to talk through your options at your own pace, give us a call (0234 5200 4940). You can read more about how we support owners with selling a house in Bochum on our overview page. The first consultation is non-binding.

About the author

Tim Jessa is Managing Director of KENSINGTON Bochum. Together with his team, he supports property owners in Bochum and the surrounding area in selling their property – from the initial valuation to the handover of the keys.

As of November 2026. This article provides a general overview and does not replace legal or tax advice. For your personal situation, please speak to your tax advisor or a notary.