Baltimore’s rowhouses carry a lot of family history. Many were bought decades ago and passed down, sometimes more than once. When one comes to you through an estate, you’re dealing with the usual estate paperwork plus a set of city-specific issues that don’t come up in most Maryland counties: the city lien certificate, vacant building notices, ground rent, and lead paint rules on older homes.
I’m Evan Weissman. I buy inherited rowhouses across Baltimore City. Here’s the order I’d tackle things in, so one problem doesn’t hold up everything else. I’m not an attorney, so lean on an estate lawyer for the legal pieces.
Step 1: Secure the house
Before paperwork, protect the property:
- Lock up, and change the locks if many people have keys.
- Tell the homeowners insurance company about the death and ask about vacancy coverage.
- Keep heat on in winter. Rowhouses share walls, so a burst pipe can damage the neighbors’ homes too.
- Remove valuables and important papers.
- Ask a neighbor to keep an eye out. Vacant rowhouses can attract break-ins quickly.
Step 2: Open the estate
The Register of Wills for Baltimore City is at Courthouse East, 111 North Calvert Street, 3rd Floor. The office’s page on the statewide Register of Wills site lists the main number as 410-752-5131 and asks visitors to call for an appointment first.
Until a personal representative is appointed, no one can sign a contract or deed for a house that was in the deceased person’s name alone. My guide to the Register of Wills for heirs covers what to bring.
Watch for one common Baltimore situation: a rowhouse still titled to a grandparent who died years ago, with no estate ever opened. That can mean opening an older estate, or more than one, before the house can be sold. An estate attorney can sort out the chain.
Step 3: Pull the city records
Once you have some authority, or even before, look at what the city says is owed:
- Lien certificate. Baltimore City issues lien certificates online for a $55 fee. They show property taxes, water and sewer bills, environmental citations, and other city charges. My lien certificate article explains what can appear.
- Vacant building notice. If the house sat empty and deteriorated, it may have a VBN. Baltimore City Code Article 2, section 14-8 requires sellers to disclose in writing whether the property has one and whether it’s been abated. My article on code violations covers this.
- Tax sale status. If taxes or other charges went unpaid, the property may be headed for, or already through, the city’s tax sale. My Baltimore City tax sale guide explains options.
Step 4: Check for ground rent
Many older Baltimore rowhouses were sold subject to ground rent, a small annual payment to a ground rent holder. The title search will show whether one exists, and Maryland’s Department of Assessments and Taxation keeps a registry. Ground rent usually isn’t a deal-breaker, but it needs to be handled at settlement. My article on ground rent in Baltimore explains it. For an inherited rowhouse around Dundalk, see my Dundalk, MD page.
Step 5: Understand the lead paint picture
Almost every Baltimore rowhouse was built before 1978. Federal law requires lead-based paint disclosure when selling pre-1978 housing (EPA real estate disclosure), and buyers have an opportunity to test. If the house was a rental, Maryland’s lead registration and risk reduction rules apply. My article on lead paint when selling a Baltimore house goes deeper.
Step 6: Sort the belongings
Heirs should take personal items and papers before anything is cleared out. The personal representative should document valuable items for the estate inventory. My article on estate cleanouts covers this.
Step 7: Decide how to sell
With the estate open and the city records in hand, you can compare options:
- List with an agent if the house is in good shape and the block supports retail prices.
- Sell as is to a cash buyer if the house needs significant work, has a VBN, has liens, or still holds belongings.
- Sell to a family member if someone wants to keep it, with a documented fair price.
If several heirs disagree, see my article on siblings who disagree about an inherited house.
Step 8: Settlement
The title company will need letters of administration, the lien certificate, any ground rent information, and payoffs for any mortgage. City charges, ground rent redemption if applicable, and deed taxes are paid from the proceeds. Baltimore City’s local transfer tax is 1.5% and its recordation tax is $5.00 per $500, according to the Department of Legislative Services, on top of the state transfer tax.
Proceeds go into the estate account and are distributed according to the will or Maryland law after debts and expenses.
Rowhouse-specific condition issues
Inspectors and buyers often focus on:
- Roofs, especially flat or low-slope roofs and the flashing where they meet neighbors’ roofs.
- Party wall cracks and moisture.
- Rear additions and porches built without permits.
- Old plumbing and sewer lines.
- Basement water.
If the house needs major repairs, an as-is sale may make more sense than fixing it up from a distance. My as-is page explains how I price rowhouses.
Can I sell an inherited Baltimore rowhouse before probate is finished?
Often yes, once a personal representative is appointed and has letters of administration. Some families wait until the estate closes; others sell sooner.
What if the rowhouse is still in my grandparent’s name?
You may need to open an older estate, or more than one, to clear the chain of title. An estate attorney can help.
Will city liens stop the sale?
Usually not. City charges on the lien certificate are typically paid from the proceeds at settlement. If they exceed the equity, get advice early.
Do I have to disclose a vacant building notice?
Yes. Baltimore City requires written disclosure of a vacant building notice and whether it’s been abated, on or before the contract.
Talk through your situation
If you’ve inherited a Baltimore rowhouse and aren’t sure where to start, call or text me at (410) 498-7473. I’ll help you figure out the next step.