Short answer
It depends on the municipality. Some Pennsylvania townships and boroughs require a resale use and occupancy certificate, often with an inspection or trade certifications, before a sale can close. Bensalem Township is one example. Others do not. Call your municipal building office early, because the process can take weeks.
It is local, not statewide
Use and occupancy and resale certificate rules are set by individual municipalities. The sources we reviewed did not identify a single statewide requirement, and we did not verify Philadelphia's rule for this answer. Your township, borough or city code office can tell you if one is required and what it covers.
Pennsylvania's Seller Disclosure Law, in section 7315, says municipalities generally cannot mandate that sellers make particular disclosures to the buyer, with an exception for ordinances adopted before that section took effect. Ask an attorney how that interacts with a local certificate program in your area.
An example: Bensalem Township
Bensalem Township's residential resale application, dated June 2026, calls for a use and occupancy permit for a change of ownership. The application fee is 100 dollars. It requires an electrical underwriter's certificate for the service panel, a heating system maintenance certificate from a licensed contractor, and a chimney, flue and vent inspection at NFPA 211 Level II.
The township asks for the application one month before settlement. Certifications must be obtained within a year of the settlement date.
Notice what that adds up to. Three trade inspections, a fee and a one-month lead time, all before closing. If your town has a similar program, it affects your timeline as much as your price.
Liens and open permits
The same Bensalem form says the process includes a search of the property history for open permits, complaints and liens, and that unresolved matters delay the certificate. It also says the seller is responsible for satisfying any matters before settlement.
That pattern is common: a resale certificate program can surface issues you did not know about, so start early.
If you are selling for an estate or after a death, tell the code office early. Missing records and old permits take longer to clear.
How to find out what applies
Call the building or code office for your address and ask: Is a resale certificate required? What inspections or certifications are needed? What does it cost? How long does it take? Who applies, the seller or the agent? What happens if something fails? Also ask your title company, which sees many closings in your area.
Write down the answers and share them with the buyer.
Selling as-is
If a certificate requires repairs, you can make them, negotiate with the buyer or find a buyer who will take responsibility, depending on what the municipality allows. Kaizen Home Buyers buys as-is, makes a cash offer within 24 hours and charges no agent commission. Tell us your municipality at 267-329-0084 so we can account for any local requirement in the timeline.
A listing with an agent can handle the certificate through the agent or title company, but the seller usually pays for the inspections. Ask who will manage it before you sign.