Across Detroit, a quiet but devastating housing crisis is unfolding behind closed doors. More than 5,500 heirs’ properties -- homes informally passed from one generation to the next -- are at risk, representing an estimated $270 million in generational wealth.
When a homeowner dies without a will or formal estate plan, the house often becomes what experts call heirs’ property: jointly owned by multiple relatives without clear proof of ownership. For families who have lived in these homes for decades, that lack of legal clarity can quickly turn into a financial emergency.
“Detroit has at least 5,525 existing heirs’ properties, where all the recorded, legal owners of the property are deceased,” said Paris Wilson, senior program manager on the Housing Stability Team with Gilbert Family Foundation.
Currently, there are about 500 properties facing tax foreclosure.
The consequences are deep. Families unable to prove ownership can lose access to tax relief, home repair programs or even homeowners’ insurance. Without a clear title, residents may be blocked from utility assistance, denied relief programs and left vulnerable to foreclosure.
The risk is real and immediate. The Wayne County Treasurer proceeds with tax foreclosure on occupied residential homes, yet “there is no accurate data about how many are heirs’ properties there are in Detroit,” Wilson explained.
Compounding the issue, individuals who are not named on the deed cannot enter property tax payment plans or qualify for exemptions.
“People who attempt to enter into a payment plan with the Wayne County Treasurer and are turned away should reach out for legal assistance immediately,” he said.
Some neighborhoods face this challenge more acutely than others. Communities like Boynton, Bagley, Aviation Sub and Schaefer 7/8 Lodge are seeing concentrated impacts, threatening long-time residents and the stability of entire blocks.
A multi-pronged solution
To address the crisis head-on, the Gilbert Family Foundation has committed $1.5 million over two years to support Lakeshore Legal Aid and Michigan Legal Services.
This investment focuses on families most urgently at risk of losing their homes to tax foreclosure. Through the program, residents receive free legal representation to navigate probate court, establish clear ownership and unlock resources that were previously out of reach.
“When someone is in a current crisis related to clear title, the first and most important step is to get legal assistance,” Wilson said. “The legal aid organizations have the authority to act and open a probate case and communicate with the necessary authorities to create a plan on your behalf to save your home.”
Complementing this effort is the City of Detroit’s work to prevent future heirs’ property cases. In 2024, the city partnered with Neighborhood Legal Services on a $668,000 ARPA-funded initiative focused on education and prevention, including estate-planning workshops and free will creation.
That program served more than 3,000 households with legal advice and supported 720 families with full estate-planning services -- helping Detroiters proactively protect their homes for the next generation.
How heirs’ property issues begin
Most heirs’ property cases stem from deep personal loss.
“Usually, these situations commonly stem from the death of a parent, spouse, sibling or caregiver where the home was never legally transferred,” Wilson said.
In many cases, the deceased died without a will, leaving family members as informal occupants rather than legal owners.
Without proper transfer, families become vulnerable not only to tax foreclosure, but also utility shutoffs, lack of insurance and exclusion from programs that require clear title.
For those thinking ahead, Wilson stressed urgency.
“If individuals are thinking of protecting their assets for their families and generational wealth, the time is now,” he said. “The probate process is lengthy, so always gain legal advice, prepare a will, prepare a ladybird deed or other estate planning documents that will secure your home for your children and grandchildren.”
Real stories, real impact
Behind every heir’s property case is a family fighting to hold on to history -- and hope.
Note: All names below are pseudonyms, used to protect the privacy of all residents.
Gerald, a longtime partner who navigated inheritance without being legally married, regained stability through legal support.
Mary, a 71-year-old Detroiter who faced communication challenges, was able to preserve the home that carries her daughter’s memory.
Ruby, whose home was built during Detroit’s Civil Rights era, safeguarded a piece of community history.
Denise, a single mother, avoided homelessness when her problems were resolved.
Walter, a senior targeted by predatory lenders, gained legal protection and the security he deserved.
Each story reflects the program’s core purpose: protect the homes that protect Detroit families.
Beyond legal services: Community collaboration
This work is bigger than any single organization. A citywide coalition is powering the response:
- The Rocket Legal Team contributes specialized volunteer hours -- 13 trained volunteers so far -- using unlimited volunteer time to support Lakeshore Legal Aid and help residents secure clean title.
- The Detroit Housing Network helps families navigate housing services holistically, ensuring residents don’t fall through the cracks.
- Legal aid groups, philanthropic leaders, city departments and community partners coordinate to tackle a challenge that requires every perspective at the table.
This multi-stakeholder approach ensures families are supported not just in court, but throughout the entire path to stability.
The bigger picture
Resolving heirs’ property isn’t just about preventing foreclosure -- it’s about building long-term wealth. A stable title unlocks the ability to pass homes to children and grandchildren, secure loans, make improvements, and grow and strengthen Detroit’s middle class.
By protecting long-time residents and preserving their homes, these initiatives advance Detroit’s broader vision of economic equity, neighborhood stability and inclusive growth.
How families can access help
Detroiters facing heirs’ property challenges -- or those who want to proactively protect their homes -- can get support by calling the Detroit Housing Resource Help Line at 866-313-2520.
To identify resources for legal and housing-related needs, Wilson emphasized acting quickly.
“Help is still available, even in the midst of chaos, but acting quickly will make a difference.”