Pennsylvania Property Records

Did you know the first-ever baseball stadium was built in Pennsylvania? Hershey, Pennsylvania, is also the chocolate capital of the U.S. Not only does the state boast of many historical firsts, but it's also a great place to work and live. Almost 13 million people call Pennsylvania home, and that means millions of property records.

Property records are not only legal documents. They are also public records, meaning anyone can review them and get copies. Property records tell a lot about you and your home. Because property records can affect you severely, you may want to learn more about them.

Use this guide to learn what property records are, how they are used, what government agency holds them, the different types, and how to search for and change them if needed.

What Are Property Records in Pennsylvania?

Pennsylvania property records are legal documents that contain information about you and your home. They are public records and open to anyone. Pennsylvania land records are created by different entities and are maintained and stored with specific government offices.

Some examples of property records in PA include:

Deeds
Liens
Tax Records
Ownership History
Mortgage Records
Foreclosures
Plat Maps
Detailed Property Description
Easements / Conveyances
Property Details
Lot Size
Zoning
Boundary Lines
Property Address

Above is a small list; many other types of property records exist.

Why are Property Records Public?

Property records are public to protect U.S. citizens. Like most public records, they keep government offices honest through transparency so no one government entity can have full control over the people.

Components of Property Records in Pennsylvania

PA property records contain a lot of information about the property and some personal information about you. Some of the items you might see on property records are:

Your name and address
The legal address of the property
Square footage of the property
Zone
Property value
Property tax rate
Annual property taxes
Unpaid taxes
Foreclosures
Lienholders' name and address
Mortgage amount
Mechanic's liens
Involuntary Liens
Judgment liens
Tax liens
Boundary issues
Other legal land cases
Homeowners insurance
Building permits
And more

How to Find Property Records in Pennsylvania

Pennsylvania public records live in many places. Some are stored with the courts, and others with the town/county offices. Tax records are kept at the Pennsylvania Department of Revenue or with the local county prothonotary office. If you are searching for building permits, you must contact the local building assessor's office in the county where the property is located. Liens, deeds, and other records are stored with the local recorder of deeds office. For example, you can find them here for Centre County.

You can also search online property record repositories or use a professional tool like PropertyChecker to find millions of nationwide property records in minutes. You have access to all records and unlimited searches.

Some of the top counties in Pennsylvania where you can find records are:

How to Search Property Records by Address

You can use many tools to search for a property by address. Searching the county website and using the address are the most effective ways to find the records you are looking for.

How to Search Property Records by Name

You can also try searching property records by name. However, depending on how current the information is online, you may see historical owners rather than the current owner. You can always visit the county recorder's office to get a copy of the most current deed and find the owner's name.

The Role of the County Recorder of Deeds

In Pennsylvania, the government office in charge of many property records, including deeds, is the recorder of deeds office. There is at least one per county. Some towns have their own. All deeds must be filed with the recorder of deeds, or they will not be valid. Since deeds prove land ownership, it is essential to comply with this rule.

How Property Records are Maintained in Pennsylvania

Whenever a real estate deal occurs in Pennsylvania, the title company or lawyer will submit the signed and notarized deed to the county recorder of deeds. They will stamp it with a filing code and then store it. Anyone who needs to see copies can request them from that office. They may charge a small fee for copies.

Accessing Records at the Registry of Deeds in Pennsylvania

You can visit the local recorder of deeds office to review public records. You can also check the county website. Many of them allow you to log in and request record copies that way.

Recorder of Deeds Locations in Pennsylvania

Recorder of deeds locations are at the county or town/city level. You may find more than one per county. You can find a complete list of Pennsylvania recorder of deeds offices here.

Types of Property Records

Pennsylvania has many different types of property records. Some of the most commonly used records that you will recognize include:

Deeds and Conveyance Records

Deeds are extremely common and used with every real estate transaction, both sales and gifts of land and property. Deeds prove ownership, and they include a lot of information, making the transfer of property legal. The state uses four different types of deeds: general warranty, fiduciary deeds, quitclaim, and special warranty deeds. Pennsylvania also allows some special purpose deeds like life estate deeds, trustee deeds, and deeds in lieu of foreclosure.

Deeds include the following information:

Grantor and Grantee Information: A deed contains the name and address of the seller/grantor and buyer/grantee.
Legal Description of the Property: The deed will also contain the legal address and description of the property.
Consideration and Conveyance Language: The bulk of the information contained in the deed will be legal conveyance language describing the transfer of ownership and any easements or deed restrictions.
Execution and Acknowledgment: At the bottom of the deed, there will be signature lines for all parties to sign and acknowledge the deal. The deed will also be notarized to fully execute it.

Liens, Encumbrances, and Property Records in Pennsylvania

Liens are a significant factor when it comes to property records. Along with mortgage liens, other types are more serious and can negatively impact ownership and real estate transactions. Encumbrances can also make it harder to sell a property. When choosing between one with an encumbrance and one without, the buyer will most likely choose the one without.

Voluntary Liens

Mortgage Liens

One of the most common types of property records are mortgages and liens. Most people who buy property do so with a mortgage. The borrower agrees to allow the lender to put a lien on the property until the loan is paid off. The lien protects the lender in case the borrower defaults on the loan.

With some properties, you may also find mechanic's, tax, or judgment liens on the property as well. These types of liens make it more challenging to sell the real estate.

The following information appears in a standard Pennsylvania mortgage contract:

Loan Amount - The document shows the principal borrowed amount, the interest rate, and the total amount repayable.
Name of the Property Owner - The document should include the property owner's name, address, and other relevant information.
Property Details - The document may show property details such as address, boundaries, and plot number.
Repayment Processes - The document may show the accepted methods of contributing to the loan. It may also include guidelines on the least payable amount.
Penalties - The document may outline the penalties the owner will face if they skip a payment or fail to meet their obligations by the deadline.

Involuntary Liens

Mechanic's Liens

Mechanic's liens are a legal tool builders, contractors, and material suppliers use. If the homeowner fails to pay them for the work they completed or materials, they can put a lien on the property so that when it is sold, they will get paid. To enforce the lien, they must sue the homeowner, and if a judge rules in favor, the homeowner may have to sell the house to pay off the debt.

Tax Liens

Tax liens are very serious. Every homeowner must pay annual property taxes. If they fail to do so, the county can impose a tax lien on the property. These liens most often result in foreclosure and the sale of the property to pay off the tax debt.

Judgment Liens

Judgment liens are used by creditors when the homeowner owes a debt that they refuse to pay. The creditor can put a lien on the property and sue the homeowner. If the judge rules in favor of the creditor, the owner may have to sell the property to pay off the debt.

How Liens Affect Property Records

Liens show up in many different types of property records. Most often, you will find them on the property deeds. Potential buyers and real estate investors may use property records to evaluate the worthiness of a property before buying. Liens may impose a negative opinion of the sale.

The Process of Property Liens in Pennsylvania

The process of filing a mechanics lien in Pennsylvania is as follows:

Anyone not under direct contract with the owner must file a notice of furnishing to protect their lien rights. In addition, all claimants may need to send a preliminary notice if the project's worth exceeds $1.5 million and the owner chooses to file a notice of commencement.
Otherwise, the first step in filing a lien would be to fill out and submit the lien form. Lien forms need a lot of details to make them stronger against challenges. Therefore, claimants should provide information such as the owner's name, work or supply value, dates of work or supply, and other relevant details. Claimants may attach a copy of the contract and other relevant documents.
The next step is filing the lien in the county clerk's office. The offices have various recording fees, which must be paid in full. Therefore, claimants should call ahead to find the recording fees and best filing method.
After filing, the claimants may serve a copy to the owner, then file an Affidavit of Service with the county clerk.

Property Tax Records

Property tax records are standard. Each county sets its own tax rate, and each parcel of land is taxed according to county law. Every homeowner is required to pay taxes each year. If they fail to pay them, the county can put a lien on the property and eventually foreclose and sell the house to recoup the tax money.

The following information must appear in a Pennsylvania property tax record:

Tax/Mill Rate - The tax or mill rate differs according to the county or taxing jurisdiction. Therefore, the applicable mill rate should appear in the record as it is the basis of calculations.
Exemptions - The document must show any exemptions applying to the property, such as the homestead exemption.
Property Owner - The record should name the owner and provide their address or contact details.
Property Details - The document usually describes the property under taxation.
Contribution Methods - The record may outline how property owners can contribute towards the taxes.
Assessed Value - Tax records must show the property's assessed value as it is the base of all calculations.

Easements and Covenants

Some properties come with easements (listed on the deed) or covenants. Easements provide access to the property by someone other than the owner. An example might be an easement for a road that crosses into someone's land. Covenants are rules that the property owner must abide by. These are most common in gated communities and condo developments.

Plats and Surveys

Plats and surveys are maps that delineate the boundary lines of the property. Plats show the boundaries of surrounding properties, whereas surveys show only the property itself.

Historical Property Records

Property has been bought and sold for many years. Historical property records may show famous people who owned the property. They will also show how the property has increased in value over time and how the taxes have changed.

Searching for Property Records

You can search for property records in many different ways. Property records are crucial to different industries, and many different people need to use them to do their jobs. Some examples include attorneys, real estate agents, appraisers, title companies, tax assessors, mortgage companies, real estate investors, and property managers.

Public property records provide a lot of helpful information. Some of the ways to access and find property records are:

Online Property Record Search

You can easily perform an online property record search. Type the address into Google and see what comes up. This method may be a bit hit or miss, so you should refine your search using one of the methods below.

In-Person Property Record Search

Visit the county offices where the property is to ask for specific records pertaining to that parcel. You can get copies for a small fee. You may have to visit the recorder's office, the prothonotary office, and the building inspector's office to get everything you need.

Using Property Record Indexes

You can also search online using property records indexes. However, these may or may not be updated with current information. Some realty websites may have what you need.

Utilizing Commercial Services

A better way to find property records all in one place is to use a commercial website like PropertyChecker, where you can find millions of property records under one roof. You have access to unlimited searches of nationwide records 24/7.

Understanding Property Ownership in Pennsylvania

Owning property in Pennsylvania is a big deal. It comes with many responsibilities and benefits. Property records link properties to owners and many other details about the parcel.

Identifying Property Owners

You can identify a property owner by checking property records. Deeds and appraisals are public records, and these items will contain the owner's name and address. Sometimes, you can find a property owner using their name or the property address.

Chain of Title

The chain of title refers to the history of all owners. A property will always have an owner, and there should never be a break in the chain of title. If there is, it could cause issues during a sale.

Ownership History and Transfers

Deeds show a lot of information, including ownership history and all transfers. Even if one party gifts the property to another (for example, a parent leaving property to their child), these transfers will show up in deed records.

Property Descriptions and Boundaries in Pennsylvania

Every property has a legal description that makes it easy to identify. Legal property descriptions appear in deeds, mortgages, tax records, appraisals, insurance, and other documents.

Legal Property Descriptions

The current deed is the best place to find the legal property description. It describes the precise location of the property and the lot size. It may also include boundary records like surveys, maps, and plats. The description may use landmarks to describe where the property is located accurately.

Surveys and Land Measurements

In many instances, surveys are needed to measure a plot of land to establish boundaries. Surveyors use specialized equipment to photograph and map the entire area. Surveys are sometimes used in boundary disputes.

While property surveys differ, the following standard information may appear in all survey records:

Property Description - The survey may have a full property description with the legal description of the land, a metes and bounds description, or references to earlier survey records.
Boundaries - The survey will outline the property's boundary lines, noting the corners and indicating the direction and length of each border segment. It may contain measurements and bearings describing the limits.
Monuments and Markers - The survey document may contain information about the physical markers or monuments utilized to identify the property's boundaries and corners.
Easements and Encroachments - Any easements or encroachments that affect the land will be identified in the survey record.
Improvements and Structures - The survey record may include information about the location and dimensions of existing structures on the land, such as buildings, fences, roadways, or other improvements.

Boundary Disputes and Resolutions

As long as people have owned property, they have fought over who owns what. Boundary disputes are common and often end up in court, where surveyors are called to provide expert testimony.

Property Records and Real Estate Transactions in Pennsylvania

Property records come into play heavily during real estate transactions. Not only are some created through the transaction, but others are used to evaluate the status of the property before the sale. Some ways property records are used in real estate deals include:

Buying Property: Due Diligence

Before buying property, you must perform due diligence to ensure the property is sound and the deal is good. You can check deeds for any breaks in the chain of title. You can use appraisals to ensure the value is equal to the asking price. Property inspection reports will reveal any defects or significant repairs needed.

Selling Property: Providing Disclosure

You must provide certain disclosures when selling property, ensuring the buyer that the home has no material defects. Along with the purchase and sales agreement, you will be asked to fill out a questionnaire about the types of systems, the age of the leach field, and other pertinent items.

Title Searches and Insurance

Before selling any real estate, the attorney or title company handling the deal will perform a title search to ensure there are no title defects. Title defects can ruin a deal. If there are minor issues, they can usually be fixed with a couple of phone calls or faxed documents. Before buying the home, you must secure homeowners insurance to protect your and the lender's investment.

Foreclosure and Property Records in Pennsylvania

The lender or county can foreclose on the home whenever someone fails to pay their mortgage or taxes. Foreclosure means the entity will seize and sell the house at auction. It's a last resort, and there are many options available to homeowners facing foreclosure.

Property Records and Property Values

Property records also show property values, which is extremely important in matters of mortgages, purchases, and investments.

Assessments and Appraisals

Property appraisals are used to value a piece of land before sale. They take into consideration the sale of other similar properties in the local area. Then, the appraiser adjusts (adding or subtracting) various items to arrive at a fair market value (FMV).

Tax professionals for the county use assessments or appraisals to value a piece of property and set the tax rate.

The median property value in Pennsylvania is $232,973, noting an increase of more than 3% since the previous year. Top real estate markets in Pennsylvania include Allentown, Erie, and Philadelphia. In addition, the median rent price in the state is $1,399.

Factors that Determine Property Values in Pennsylvania

The following factors can explain higher property values in some parts of the state:

Proximity to Major Cities - Because of the convenience and access to employment, services, cultural attractions, and entertainment, properties close to urban centers such as Philadelphia and Pittsburgh often have greater value.
Historical Significance - Pennsylvania has a rich history that includes pivotal events in the American Revolution and the establishment of the United States. Historical properties, such as colonial-era homes, landmarks, or areas associated with significant historical events, may demand higher prices due to their historical appeal.
Amish Country - Lancaster County, Pennsylvania, is well-known for its Amish settlements and pastoral lifestyle. Because of the cultural appeal, historic charm, and desire for a more traditional and quiet living environment, properties in Amish Country may command a higher price.
Scenery and Recreation - The Pocono Mountains, the Allegheny National Forest, and the picturesque countryside are just a few of Pennsylvania's natural wonders. Due to the appeal of outdoor activities, properties with access to natural beauty, recreational options such as hiking, fishing, and skiing, or close to state parks may have greater value.
Education - The University of Pennsylvania, Carnegie Mellon University, and Penn State University are just a few famous universities and colleges in Pennsylvania. Properties more suited to teachers and students, located near major educational institutions, may have more demand and thus higher values.
Sports Culture - Pennsylvania has a vibrant sports culture, with enthusiastic fan bases for teams like the Philadelphia Eagles (NFL), Pittsburgh Steelers (NFL), Philadelphia Phillies (MLB), and Pittsburgh Penguins (NHL). Properties near sports stadiums or neighborhoods with a strong sports culture may have higher value due to the cultural appeal.

Property Records and Market Value

Many different types of property records show the fair market value. Some include appraisals, assessments, taxes, insurance, and building permits. The market value helps buyers and investors make sound decisions about purchasing. Evaluating historical sales can indicate how a property has depreciated or appreciated over time.

Privacy and Property Records

Property records are public records and will contain some personal information about the owner. It is impossible to remove all personal information from public records, but you can try.

Accessing Public Property Records

Anyone can access public property records online or in person at the office where they are stored and maintained.

Protecting Personal Information

To protect your personal information, contact each of the offices that contain property records and ask that anything beyond your name and address be removed or blacked out. You may also have to contact online resources to remove personal information from public records.

Maintaining and Amending Property Records

Human beings create and maintain property records, and people make mistakes. Sometimes, the errors are on the originals, or something changed after they were filed. Either way, correcting any errors on property records is essential, or it could become a problem later.

Correcting Errors on Property Records

Contact the agency that holds the original record to correct property record errors. For example, if the deed has a mistake, you will visit the county recorder's office to get it corrected. Be sure to bring paperwork substantiating the correction.

Amending Property Records for Legal Changes

If something in your life changes, such as getting married or divorced, you will want to update the deed to your home. You can do this by visiting the local county recorder's office and asking them to change it. They will require that you show them the marriage certificate or divorce decree before making any changes.

How to Change the Name on Property Records in Pennsylvania

If your name changes with a marriage, divorce, or legal reason, you can contact the local county recorder's office or another agency to correct it. You will need to provide them with valid documentation for the change.

How to Update Property Records When Someone Dies

When someone close to you dies, you must update property records, mainly the deed, once it is gifted to heirs. You can do this by visiting the recorder's office in the county where the property is. You will need to bring a death certificate and other documentation confirming the new owner.

What Should I Consider When Buying a Property Using Property Records?

Property records can tell you all about a property before you buy it. Title companies perform property title searches, looking for breaks in the chain of title, liens, foreclosures, and other defects.

Pennsylvania County Property Records