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Pennsylvania · StatutesPennsylvania real estate closing laws: a checklist for transaction coordinators

Pennsylvania's rules for a home sale come from several titles and acts. In the order a transaction meets them: the seller of residential real estate discloses known material defects on the State Real Estate Commission's form and delivers a signed copy before the agreement of transfer is signed, updating it if something becomes inaccurate before settlement (68 Pa.C.S. §7303). In a condominium or planned community, the seller gives the buyer the governing documents and the association's resale certificate, which the association furnishes within 10 days; the buyer may void the contract until the certificate is provided and for five days after, or until conveyance (§§3407, 5407). Since Act 52 of 2024, anyone marketing an equitable interest to assign it for a fee is a broker, and the homeowner in a wholesale contract can cancel within 30 days (Real Estate Licensing and Registration Act §§201, 304, 610). At recording, the state realty transfer tax is 1% of value, with local transfer taxes on top – Philadelphia's among them (Tax Reform Code §1102-C). For rentals, a buyer takes on the seller's landlord duties, including the deposit rules and the 30-day return (Landlord and Tenant Act of 1951 §§104, 511.1–512). After closing, a buyer who'll live in the home applies to the county assessor for the homestead exclusion by March 1, or by Philadelphia's earlier date (53 Pa.C.S. §8584).

From disclosure to recording

  1. 1. Seller disclosure (68 Pa.C.S. §7303)

    Known material defects, before the agreement of transfer.

  2. 2. Resale certificate (§§3407, 5407)

    10 days for the association; buyer may void for five days after.

  3. 3. Wholesale contracts (RELRA §610)

    30-day cancellation; the wholesaler must be licensed.

  4. 4. Transfer tax (§1102-C)

    1% state, plus local taxes.

Rentals and after closing

  1. Tenant deposits (L&T Act §§104, 512)

    The buyer steps into the seller's duties; 30-day return.

  2. Homestead exclusion (53 Pa.C.S. §8584)

    Apply by March 1; Philadelphia earlier.

Questions about Pennsylvania closings

When must the Pennsylvania seller disclosure be delivered?

Before the agreement of transfer is signed (68 Pa.C.S. §7303).

How much is the Pennsylvania realty transfer tax?

The state tax is 1% of the value of the real estate, and local governments add their own (Tax Reform Code §1102-C).

Does a Pennsylvania buyer keep the seller's homestead exclusion?

No. The owner applies to the assessor – by March 1, or by Philadelphia's earlier date (53 Pa.C.S. §8584).

The Pennsylvania guides

ClosingCode links key Pennsylvania checklist steps to these guides – add a deal and the steps come with owners and due dates.

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Sources: 68 Pa.C.S. §§3407, 5407 and 7303; Real Estate Licensing and Registration Act §§201, 304, 610; Tax Reform Code §1102-C; Landlord and Tenant Act of 1951 §§104, 511.1–512; 53 Pa.C.S. §8584 (palegis.us, read for the linked guides).

General information, not legal advice. Each point links to the guide with the details. ClosingCode is software; it is not a law firm. This guide is not a substitute for the advice or services of an attorney.