Pennsylvania situation guide · Updated November 2026

Wholesaling Code Violation Properties in Pennsylvania

Wholesaling code violation properties in Pennsylvania means finding owners who have received city citations and cannot or will not fix them, then assigning the deal to a buyer who will. Philadelphia has a huge stock of row homes and a busy inspections department, so violations pile up. Owners often face fines and want out. Start with our code violation leads guide.

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The short answer

Can you wholesale a code violation property in Pennsylvania?

Yes, you can assign a contract on a property with open violations, as long as you follow Pennsylvania wholesaling rules and disclose honestly. Find out what fines and liens exist before you set your price.

Code violations are local. Philadelphia, Pittsburgh and small boroughs each write and enforce their own rules. A violation can be a missing smoke alarm, a broken porch, an overgrown lot or a structural hazard. Ask the owner for every notice, and check the city’s online records yourself. See our certificate of occupancy guide.

Pennsylvania’s wholesaling law, added to the Real Estate Licensing and Registration Act in 2025, generally treats a paid residential wholesale transaction as licensed activity and requires a consumer statement about getting an appraisal. Read the current statute and the State Real Estate Commission’s guidance before you sign anything. Our wholesaling legality guide and license guide explain the basics.

Code Violation Properties in Pennsylvania at a glance

Who enforces	City or borough code offices
Fines and liens	Unpaid charges can attach to the property
Wholesale rules	RELRA covers residential wholesale transactions
Disclosure form	State seller form, 68 Pa.C.S. Chapter 73
Transfer tax	State 1% plus a local tax that varies by city
Key risk	Open violations can block permits or closing

The opportunity

Why code violation deals work in Philadelphia

Philadelphia has a large number of older row homes, many owned by people who inherited them or moved away. Citations for trash, broken windows or unsafe walls pile up, and owners can face fines that exceed their equity. Neighborhoods like Kensington and Strawberry Mansion have blocks where repairs have lagged for years. Buyers who understand city permitting can fix the problems and profit. Check values with the ARV calculator and compare it to repair costs.

Overwhelmed owners

Fines and letters stress owners into selling. Read our motivated sellers guide.

Absentee landlords

Owners who live elsewhere often miss notices. See our absentee owner guide.

Inherited homes

Heirs often inherit violations with the deed. See probate leads.

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Lead sources

Where to find code violation properties in Philadelphia

City records. Many cities publish violation and permit data you can search by address. Look into code violation leads.
Driving for dollars. Look for notices on doors and boards on windows. See driving for dollars.
Tax delinquent lists. Violations and unpaid taxes often overlap. See tax delinquent lists.
Direct mail. Short letters offering a fast, as-is sale work well. Try direct mail for wholesalers.
Neighborhood contacts. Block captains, contractors and landlords hear about problem houses first.

Your exit

Who buys code violation properties in Pennsylvania

Rehabbers and small landlords who already work with the city are your strongest buyers. They know how to schedule inspections, pull permits and clear violations. Some are Philadelphia contractors who can fix a roof or porch themselves, which makes your price work.

Give buyers the notices, photos and any inspection dates in advance. Our cash buyers guide and buy box guide help you match deals.

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Step by step

How to start wholesaling code violation properties in Pennsylvania

Collect every notice. Ask the owner for letters and look up the address in city records.
Check liens and fines. Run a title search for liens. See our title search guide.
Price the fixes. Estimate repairs, then use the ARV calculator and MAO calculator.
Confirm your role. Review Pennsylvania wholesaling rules and licensing before you market the deal.
Contract and disclose. Sign in writing, disclose your fee interest and give the consumer statement.
Market to rehabbers. Share the notices, photos and scope with your buyers.
Close with title. Work with an investor-friendly title company that can clear payoffs at closing.

Your checklist for wholesaling Code Violation Properties in Pennsylvania

Get every citation in writing from the owner and from city records.
Confirm unpaid fines and municipal liens before agreeing on price.
Ask who must clear a violation, the seller or the buyer, and write it down.
Check for a rental license requirement on tenant-occupied homes.
Give buyers time to verify the city file.

A Pennsylvania example: a Philadelphia row home with open citations

Neighborhood	Kensington, Philadelphia
Estimated ARV	$210,000
Repairs and violations	$48,000
Contract price	$92,000
Assignment fee	$11,000
Buyer’s total cost	$151,000 before holding costs

An owner in Kensington had inherited a row home from his mother and lived in another county. The city had cited the house for a damaged facade and trash in the rear yard. He did not want to deal with fines and agreed to sell as-is for $92,000.

You pulled the city records, confirmed there were no recorded liens on top of the open citations, and explained in writing that you would assign the contract. A local rehabber looked at the facade and estimated $48,000 for all repairs.

He paid you an $11,000 assignment fee and closed. The seller was relieved, and the house was back on the market within months. Check numbers with our ARV guide.

Pennsylvania rules to know

Liens, licensing and transfer tax

Unpaid municipal charges can become claims against a property, and Pennsylvania has laws that let local governments collect them. Philadelphia and other cities may also hold sheriff or tax sales for unpaid charges, so check the current local rules. Our judgment lien guide and tax lien guide explain related risks.

Pennsylvania charges a 1% state realty transfer tax, and Philadelphia and other localities add more. Check current local rates rather than assuming a number. The Seller Disclosure Law, 68 Pa.C.S. Chapter 73, requires many sellers to disclose known defects. See our transfer tax guide.

Learn it with a mentor

Learn to read a city file

Code violation deals hinge on what the city really requires. Mentorship students send us their violation notices, and we help them price the deal.

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FAQ

Code Violation Properties in Pennsylvania: common questions

Is wholesaling code violation properties in Pennsylvania legal?

Yes, when you follow the state wholesaling rules, disclose honestly and use a proper contract. Open violations add risk, so explain them clearly to the seller and to your buyer, and ask an attorney about the current licensing requirements before you market the property.

Who pays code fines at closing?

It depends on the contract and the title work. Payoffs usually come from the seller proceeds at closing, so run title early to see what fines or liens exist. Spell out who is responsible in writing so nobody is surprised at the settlement table.

Can a buyer pull permits with open violations?

Often the city requires violations to be addressed first. Rules vary by municipality, so call the local permit office with the address and ask what must be cleared before a permit is issued. A buyer planning repairs will want that answer before committing.

Do violations follow the property?

Many obligations can follow a property, so verify with the city and the title company. Fines, repair orders and liens may remain after a sale. Get the current status in writing, and price the unresolved items into your offer rather than hoping they disappear.

How do I find city violations?

Search local records by address and use our code violation leads guide. Pennsylvania municipalities keep their own files, so you may need to check the city or borough office as well as online portals. Driving a neighborhood often turns up cases before they reach the records.