Sibling Living Rent-Free in an Inherited DFW House

Short answer

Start with the county records: who the appraisal district lists, whether taxes are paid and whether a probate case is open. Tarrant County Dispute Resolution mediates non-court disputes for $30 per party, and a partition suit is filed in district court where the house sits.

Our Texas guide to a sibling living rent-free in an inherited house explains the law: an executor controls possession while an estate is open, co-owners share possession afterward, and partition is the last resort. This page is the Dallas-Fort Worth layer. It shows which county records to pull, where a Tarrant County family can mediate cheaply, and where each kind of case gets filed.

Pull three county records before you talk

Family arguments go better with facts on the table. Before anyone raises rent or a sale, gather these:

The appraisal district account. Search the address at TAD, DCAD, Collin CAD or Denton CAD. Note whose name is on the account and which exemptions are active.
The tax account. The Tarrant County Tax Assessor-Collector's site offers property tax account lookups, and the Dallas County Tax Office lists a property tax lookup and payment application. Check whether this year and past years are paid.
The probate docket. Tarrant Probate Court No. 1's page links to a Probate Court Records Search, and the Dallas County Clerk's probate division lists a Probate Case Search. An open case with an appointed executor changes who has the right to possession.

If the parent's name is still on the tax account and the bill is unpaid, every heir has a stake in fixing that, not just the sibling in the house.

The heir homestead exemption at TAD

A sibling who lives in the house can often cut the tax bill, which can ease tension over who pays. Tarrant Appraisal District's homestead page says an heir owner who is not named on a recorded deed must provide:

an affidavit establishing the ownership interest,
a copy of the prior owner's death certificate,
a copy of the property's most recent utility bill, and
a citation of any court record about the applicant's ownership, if one exists.

TAD adds that any other heir owner who also lives in the house as a principal residence must sign an affidavit authorizing the application. Dallas, Collin and Denton County houses go through their own appraisal districts, so check each district's exemption forms before filing.

If the estate is open in a DFW probate court

Where an open estate is handled: Tarrant County Probate Court No. 1, 817-884-1200 · Tarrant County Probate Court No. 2, 817-884-1415 (call to confirm the courtroom) · Dallas County Clerk, Probate Courts Division, 600 Commerce St., 7th Floor, (214) 653-7099 · Collin County Probate Court, 2100 Bloomdale Rd., McKinney · Denton County Probate Courts, 3900 Morse St., Denton

When a court-supervised estate is pending, an heir can file a written, sworn complaint in that court asking why the representative has not rented estate property (Estates Code Sec. 357.005). If the executor does rent the house, including to the sibling, Sec. 357.051 requires a sworn report to the court within 30 days when the property's appraised value is $3,000 or more. A lease of one year or less needs no court order (Sec. 357.001).

In Collin County, the clerk's probate page says the court cannot appoint an executor or administrator who is not represented by a licensed attorney. That means there is always a lawyer on the executor's side to contact first.

Mediation through Tarrant County Dispute Resolution

For a house in Tarrant County, the county's Dispute Resolution department offers a low-cost way to negotiate before anyone sues. Its posted process: you send in a request form, staff contact the other side to see whether they will mediate, and if everyone agrees, a volunteer mediator is assigned. The mediator does not give legal advice, and the department's rules encourage each party to consult a lawyer, including before signing a settlement.

Type of mediation	Fee posted by Tarrant County
Community or non-court mediation	$30 per party, no eligibility limits
Probate, district or county court case	$120 per party for four hours, then $30 per party per hour (up to four more hours); income limits apply
Justice court case	$60 per party

For court cases, the program is limited to a family income of $110,000 or less, an individual income of $60,000 or less, or financial hardship. Fees are paid to the mediator before the session starts. Call 817-884-2257 to ask about scheduling. Families with houses in Dallas, Collin or Denton County can ask their court or a private mediator about options.

When a lawsuit cannot be avoided

A partition case is filed in a district court of a county where any part of the house is located (Property Code Sec. 23.002). A house in Tarrant County goes to a Tarrant County district court, and a house in Dallas County to a Dallas County district court. If an estate is still open, the fight may belong in the probate court instead, so ask a lawyer which court fits.

Heirs with limited income can contact Legal Aid of NorthWest Texas, which says it provides free civil legal services to low-income people across the counties it serves. Its Legal Aid Line is 1-888-529-5277.

A DFW family's checklist

Print the appraisal district and tax office records for the house.
Check the probate docket for an open case and an appointed executor.
Gather receipts for taxes, insurance, utilities and repairs, with who paid each.
Put any rent or expense deal in writing, signed by every owner.
In Tarrant County, consider a $30-per-party community mediation before filing anything.

Selling when the family agrees

Cash Home Advisors is based in Fort Worth and buys houses across DFW, including inherited houses. If a family member still lives in the house, you can ask us about it. We can close in 7–14 days and we pay all closing costs. Every owner sees the closing statement before signing, so each sibling can confirm their share.

Get a cash offer, read about selling an inherited house, or see the cities on our areas we serve page.

Want a cash offer instead?

We buy Texas houses as-is, pay all closing costs, and can close in 7–14 days.

Get my cash offer or call (817) 635-0743

Frequently asked questions

How much does Tarrant County mediation cost for a family property dispute?

Tarrant County Dispute Resolution lists $30 per party for community or non-court mediations, with no eligibility limits. For probate, district or county court cases it lists $120 per party for four hours and $30 per party per hour after that, for participants under its income limits or with financial hardship.

What does a sibling need to claim the heir homestead exemption at TAD?

Tarrant Appraisal District lists an affidavit establishing the ownership interest, a copy of the prior owner's death certificate, the most recent utility bill and a citation of any court record on ownership, if available. Any other heir owner who also lives there must sign an affidavit authorizing the application.

Where is a partition suit filed for a house in Dallas or Tarrant County?

Texas Property Code Sec. 23.002 lets a co-owner bring a partition action in a district court of a county where any part of the property is located. A house in Tarrant County goes to a Tarrant County district court, and a house in Dallas County to a Dallas County district court.

How can I tell whether the taxes on the inherited house are paid?

Look up the account on the county tax office site. The Tarrant County Tax Assessor-Collector's site has property tax account lookups, and the Dallas County Tax Office lists a property tax lookup and payment application.

Sources

General information, not legal or tax advice. Talk to a Texas attorney or CPA about your situation.