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Pennsylvania · RELRA §§201, 610Pennsylvania wholesaling law: a license, four statements and 30 days to cancel

Since Act 52 of 2024, Pennsylvania treats promoting the sale of an equitable interest in residential property with the intent to assign it for a fee, without taking title, as a "wholesale transaction" – and anyone who engages in one is a broker under the Real Estate Licensing and Registration Act; the owner exclusion does not cover it (§§201, 304(1)). The contract must prominently state that it is a wholesale transaction, that the consumer may get an appraisal or consult an unaffiliated licensee or a lawyer, that the consumer may cancel until midnight of the 30th day or conveyance, and that payments are refunded within 10 business days (§610(e)). The homeowner can cancel within that 30-day window – or, if the statements are missing, at any time before conveyance. The right cannot be waived, and the consumer owes no damages for using it (§610(a)–(d)).

What the law requires

  1. Wholesale transaction

    Promoting the sale or purchase of an equitable interest in residential property to assign it for a fee without taking title (§201).

  2. License

    Engaging in a wholesale transaction is acting as a broker; the owner exclusion doesn't apply (§§201, 304(1)).

  3. Required statements

    Wholesale disclosure; right to an appraisal, an unaffiliated licensee or a lawyer; 30-day cancellation; 10-business-day refund (§610(e)).

  4. Cancel – compliant contract

    Until midnight of the 30th day after signing, or conveyance if earlier (§610(a)).

  5. Cancel – missing statements

    Any time before conveyance (§610(a)).

  6. After cancelling

    All payments refunded within 10 business days with an acknowledgment that the contract is void; no damages; not waivable (§610(a), (c), (d)).

For a homeowner who signed with a wholesaler

  • Look for the four required statements in the contract.
  • Count 30 days from the day you signed; without the statements you can cancel until conveyance.
  • Send the cancellation by certified mail or another method that gives you a receipt – it counts from the postmark or sending date (§610(b)).

What the TC or title company checks

  • Whether the deal is an assignment of a homeowner's contract – and whether the assignor is licensed.
  • The date the homeowner signed, so closing does not fall inside an open cancellation window by surprise.
  • The contract's wholesale statements, kept in the file.

Questions homeowners and investors ask

Is wholesaling legal in Pennsylvania?

Yes, but since Act 52 of 2024 engaging in a wholesale transaction requires a real estate license, and the contract must include the required statements (RELRA §§201, 610).

How long does a Pennsylvania homeowner have to cancel a wholesale contract?

Until midnight of the 30th day after signing, or conveyance if earlier; if the contract lacks the required statements, until conveyance (§610(a)).

Can the 30-day right be waived?

No. The statute says the right to cancel is not waivable (§610(a)).

Related guides

Record the homeowner's signing date and the 30-day cancellation deadline as a task with an owner and due date in ClosingCode, with the contract on the deal.

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Source: Pennsylvania Real Estate Licensing and Registration Act, §§201, 304 and 610, as amended by Act 52 of 2024 (palegis.us, read October 25, 2026).

General information, not legal advice. ClosingCode is software; it is not a law firm or brokerage. This guide is not a substitute for the advice or services of an attorney.