Short answer
A sale does not let anyone skip the court process. A landlord or new owner cannot change locks, cut utilities or remove belongings. To end a tenancy, notice is required and a court order if the tenant stays. What the tenant can claim also depends on the lease, so a buyer should read it before closing.
Self-help is off the table
For sellers and buyers alike, the starting rule is the same. The Philadelphia Municipal Court states that self-help by a landlord is not allowed. No lock changes, no utility shut-offs, no removing a tenant's belongings. That applies whether the landlord is selling or not.
A sale does not give the owner new powers to force a tenant out. A new owner who wants the house empty has to use the same process the old owner would have.
Notice periods
The court pamphlet lists minimum notice periods unless the lease sets different ones, measured from the date the tenant receives the notice to quit. Ten days if rent is past due. If the lease has a current term of a year or less, 15 days for a breach other than nonpayment or for expiration of the term. If the lease term is more than a year, 30 days for those reasons.
Selling the house is not on that list as a reason to terminate a lease early. If a tenant has time left on the lease and has been paying rent, a sale by itself generally does not end it. Ask an attorney how your lease treats a sale.
What a tenant can expect from the seller
A tenant who is current on rent is entitled to keep living in the home under the lease. Sellers who need access for showings should check what the lease says about entry and notice. The court pamphlet also says a tenant may sue a former landlord to recover a security deposit that was not returned in a timely manner.
That matters on a sale, because the deposit should not be forgotten in the paperwork. Your sale contract and settlement statement should show what happens to it.
What a buyer inherits
A buyer who purchases with a tenant in place will want the lease, proof of rent payments and any license. In Philadelphia, a landlord needs a current rental license, a certificate of rental suitability given to the tenant at the start of the tenancy, and a current business privilege license to file an eviction. The rental license is not transferable, so the new owner must apply for a new one.
If the sale is a surprise to the tenant, a short written notice and a clear contact person can head off problems.
Where to get help
Tenants can contact a local legal aid office or tenant organization. Sellers should talk to a Pennsylvania landlord-tenant attorney before telling a tenant to leave. Kaizen Home Buyers makes cash offers within 24 hours, buys as-is and charges no agent commission. Whether any buyer takes the house with the tenant in place is something to confirm in the offer. Call 267-329-0084 to talk it through.