Taking possession of a sherrif's sale property - PA

[Chad Jarrah]

Hello...quick question on Pennsylvania Sheriff's sales. I've purchased at sheriff's sales before in various counties within Pennsylvania. Typically, if the house is vacant, I wait until I get the updated deed and then change locks and begin my rehab. I've heard others say that once I pay my 10% down payment at the sale, I have a vested interest and I can enter the property - also, there is no redemption period in PA. This doesn't sound correct to me, but it would be nice to get in and assess the job earlier then when the deed is recorded into my name. Does anyone have any experienced input on this matter?

Also, when do the home inspector's hired by the bank typically stop their regular check-ins after the property is sold? Just wondering in I'm going to walk into a jungle in the backyard by the time I get possession or if they take care of it along the way. Or if I could start setting that up on my own.

Thanks in advance for any advice!

[Steve Babiak]

If it is vacant or occupied, I post a notice that says to contact me within three days because as the new owner I am changing locks unless I am contacted, just to be making sure the property is secure. Is there some law that supports that? I dunno ;)

I'm not so interested in changing locks as much as getting discussion going on the moving plans of any occupants. As long as they stay, the old locks stay too. And I sort of say that in discussions if I am contacted. If it's vacant, nobody makes contact and locks get changed.

Now, if they dig in and require you filing to eject them, that has to wait until you get the deed. But anytime you can get them out earlier than that is a win.

And starting rehab - yes, start as soon as you get in unless there is IRS lien; if IRS lien just do demo and stop until 120 days pass (IRS redemption period is 120 days). Sometimes getting permits is tricky, but I just explain it was a sheriff sale and the deed is going to take a bit of time; that usually works in getting the permits when you are not yet named on the deed.

I will point out that though there is no redemption period on PA mortgage foreclosures, the sheriff sale can be challenged within thirty days of the sale. So your purchase might get overturned if successfully challenged. Unlikely as that is, it is still worth a mention.