Pennsylvania situation guide · Updated November 2026

Wholesaling Condemned Houses in Pennsylvania

Wholesaling condemned houses in Pennsylvania starts with a property the city has ruled unfit to live in; you put it under contract and pass it to a buyer prepared to repair or demolish it. Pittsburgh’s Hill District, North Side and other older hillside areas hold plenty of aging houses. A few deserve rescue, and many do not. Begin with the condemned house guide.

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The short answer

Can you wholesale a condemned house in Pennsylvania?

Yes, though the risk is high; Pennsylvania wholesaling rules apply and you should share what you know. Learn precisely what the city ordered before you make any promise to a buyer.

Condemnation means a local authority has found a building unfit or unsafe. The notice may ban occupancy, order repairs or lead to demolition. Each city uses its own process, so read the notice and ask the code office what must be done. Never assume an old placard is current. See our certificate of occupancy guide.

A 2025 amendment to the Real Estate Licensing and Registration Act brought wholesaling into the statute. For a condemned house, that generally means getting paid on a residential wholesale deal counts as licensed work, and the seller must be handed a consumer statement about obtaining an appraisal. Study the present text and State Real Estate Commission guidance prior to signing. Start with the wholesaling legality guide and the license guide.

Condemned Houses in Pennsylvania at a glance

Who decides	City or borough code officials
What it means	The building is unsafe to occupy until fixed
Wholesale rules	RELRA covers residential wholesale transactions
Disclosure form	State seller form, 68 Pa.C.S. Chapter 73
Financing	Rarely available, so buyers pay cash
Key risk	Demolition orders and liens for city costs

The opportunity

Why condemned houses create deals in Pittsburgh

Hilly streets and aged brick houses define much of Allegheny County, and many owners have left town. A fire, a fallen roof or long neglect can push the city to condemn a home that its owner cannot afford to fix. Ordinary buyers cannot finance such a house, which leaves cash investors in charge of pricing. Where neighborhoods are attracting new residents, salvage may be worth considering. Use the ARV calculator and stay realistic about value after repairs.

Owners facing demolition

A city order can push owners to sell fast. See our motivated sellers guide.

Estates

Heirs often cannot fund repairs. Read probate leads.

Fire-damaged homes

Fire can lead to condemnation. See our fire-damaged house guide.

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Lead sources

Where to find condemned houses in Pittsburgh

Driving for dollars. Look for posted notices and boarded doors. See our driving for dollars guide.
City records. Code and permit records can show orders by address. See code violation leads.
Tax lists. Condemned homes often carry unpaid taxes. See tax delinquent lists.
Repository and tax sales. Counties can hold properties the market will not buy. See tax lien vs tax deed.
Neighbors and contractors. People on the block often know who owns an empty house.

Your exit

Who buys condemned houses in Pennsylvania

Experienced rehabbers and demolition-minded builders are your buyers. A rehabber sees a full gut renovation, and a builder may see a lot. Neither will buy without a look at the city file, the foundation and the roof.

Lenders steer clear, so almost all purchasers bring cash. Present actual repair figures, and lean on the cash buyers guide and highest and best use guide to choose the right exit.

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Step by step

How to start wholesaling condemned houses in Pennsylvania

Get the notice. Ask the owner for the order and confirm its status with the city.
Check what is required. Learn whether the city demands repairs, occupancy bans or demolition.
Walk with a contractor. Safety matters. Bring someone who can judge structure and the roof.
Run the numbers. Use the ARV calculator and MAO calculator and subtract city costs.
Know your role. Check the state’s wholesaling and licensing requirements ahead of any marketing.
Contract and disclose. Sign in writing, give the consumer statement and disclose your fee interest.
Close with title. Use an investor-friendly title company to clear liens.

Your checklist for wholesaling Condemned Houses in Pennsylvania

Read the actual condemnation notice, not a summary.
Ask the city whether demolition is scheduled or pending.
Check for liens for city costs on title.
Never promise a buyer that the order will be lifted.
Give buyers time to inspect safely.

A Pennsylvania example: a condemned Pittsburgh brick house

Neighborhood	Northside, Pittsburgh
Estimated ARV	$185,000
Gut rehab	$85,000
Contract price	$38,000
Assignment fee	$8,000
Buyer’s total cost	$131,000 before holding costs

On the North Side of Pittsburgh, a landlord held a two-story brick house with a collapsed porch roof and upstairs water damage. After a tenant complained, the city condemned it, and he had no wish to sink money in. He took $38,000 for it as-is.

First you asked the city exactly what the order demanded, then ordered a title search and wrote to the owner that you intended to assign the contract. A rehabber toured the house with his contractor, who priced a full gut renovation at $85,000.

Your $8,000 assignment fee came from him, and he took the project from there. It penciled out since the roof and framing were solid. The repair cost guide shows how to estimate that.

Pennsylvania rules to know

Condemnation, liens and wholesale rules

Each municipality issues and tracks its own condemnation orders, so ask it for the current status. When a city pays to board up or demolish a structure, that expense can turn into a lien, and Pennsylvania has laws allowing local governments to recover it. Review today’s rules along with the title report. Related reading: the judgment lien guide and the attorney guide.

Many sellers must reveal defects they know of under 68 Pa.C.S. Chapter 73, the Seller Disclosure Law, and a condemnation order is certainly one. Realty transfer tax is 1% at the state level with possible local additions, so confirm today’s rate. The statute also sets out when a seller may cancel a wholesale contract; read it as currently written. The assignment guide walks through the contract.

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Judge risk before you sign

These deals can pay nicely and collapse quickly. Students in our mentorship forward the order and pictures, and together we judge whether the risk makes sense.

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FAQ

Condemned Houses in Pennsylvania: common questions

Is wholesaling condemned houses in Pennsylvania legal?

It can be, provided you comply with the state wholesaling rules, are candid with the seller and use a sound contract. A condemned property carries extra risk, so tell your buyer exactly what the order says and ask an attorney to review your paperwork first.

Can a condemned house be sold?

Generally yes. The order usually stays with the property until the city is satisfied, so the new owner inherits the problem. Ask the municipality what it requires to lift the condemnation and share that answer with any buyer before you sign a contract.

Can a buyer get a mortgage on a condemned house?

Rarely. Most lenders will not finance a house that cannot be lived in, so buyers usually pay cash or use short-term investor loans. Line up buyers who are comfortable with that kind of funding before you tie the property up under contract.

Who pays demolition costs?

It depends on the order and the contract. Costs can become liens, so check title before you commit to a price. If the city has already demolished or boarded the structure, ask for the bill, and decide in writing who covers any balance at closing.

How do I find condemned houses?

Use city records and our driving for dollars guide. Many Pennsylvania cities publish lists of condemned or unsafe buildings, and some will answer address questions by phone. Placards on doors and windows are another clue, though you should confirm the status with the municipality.