Philadelphia Register of Wills
City Hall, Room 180, Philadelphia, PA 19107
(215) 686-6255
Probate with or without a will, letters, and the agent for inheritance tax filings. Probate line (215) 686-6255; email [email protected].
Official pagePhiladelphia County guide · Probate & inherited homes
How to Sell an Inherited House in Philadelphia County (Probate Guide)
In Philadelphia, a house you inherit is not yours to sell until the right person has legal authority over the estate. That authority comes from the Register of Wills at City Hall. If there is a will, the person named as executor asks for letters testamentary. If there is no will, a spouse, child or other heir asks to be named administrator. Until that step is done, nobody can sign a deed on the estate's behalf.
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Philadelphia estates often center on an older rowhome. Kaizen's county notes describe attached rowhouses and twins, much of it built before 1940, with tangled title, lead paint, knob-and-tube wiring and L&I violations among the common issues. This guide walks through the City Hall probate steps, the state inheritance tax rules, and where a cash as-is sale to Kaizen fits. It is general information, not legal or tax advice.
Step by step in Philadelphia
- 1
Confirm whether the decedent qualifies for Philadelphia probate
The city's instructions say the person must have been a Philadelphia resident, or held real property in Philadelphia without holding personal property in any other state. A Philadelphia rowhome owned by someone who lived elsewhere can still land here. If you are not sure which county handles the estate, ask an estate attorney before you file anything.
- 2
Gather the paperwork
Bring the original death certificate, an estimate of what the estate is worth, and a valid current ID. If there is a will, the original will is required. Pull the deed to the house too. You will need it for the value estimate and for any later sale.
- 3
Meet the Probate Department at City Hall
With a will, you complete a petition for probate and grant of letters testamentary. Without one, you complete a petition for grant of letters of administration. The city says fees depend on the size of the estate and points to its fee schedule. Call (215) 686-6255 or email [email protected] for the current process.
- 4
Sort out who serves when there is no will
The city says sole beneficiaries typically qualify as administrator. When several heirs share an estate, they either renounce in favor of one person or act as co-administrators. If they cannot agree, the Register of Wills may appoint an independent administrator. Heirs who disagree about a rowhome should speak with an estate attorney early.
- 5
Handle the inheritance tax filing
The Register of Wills acts as an agent for filing and paying Pennsylvania inheritance tax, and the city lists it as a separate service. The Department of Revenue sets rates by the heir's relationship to the decedent. Paying within three months earns a 5 percent discount. A tax professional can tell you which rate applies to each heir.
- 6
Check the title before you sell
Tangled title on inherited rowhomes is one of the common issues in Philadelphia, according to Kaizen's county notes. The Register of Wills page also lists a service to get help clearing your home's title. A title company or real estate attorney can find gaps in the deed history. Fix them before closing, because a buyer's title company will find them anyway.
- 7
Get authority to sell, then choose a buyer
Pennsylvania law lets a personal representative sell real property that is not specifically devised, unless the will says otherwise. If the will leaves the house to a named person, that person generally has to join the sale. If a bond is required, the representative cannot take sale proceeds until the court excuses or approves additional security. Ask the estate attorney to confirm.
Typical timeline
| Stage | Typical time |
|---|---|
| Appointment and petition at City Hall | Same visit for most filings; fees depend on estate size |
| Inheritance tax discount window | Within 3 months of the date of death |
| Inheritance tax becomes delinquent | 9 months after the date of death |
| Kaizen cash offer once you have authority | Within 24 hours of the details you send |
| Kaizen closing | 14 to 30 days, or the date the estate chooses |
Philadelphia offices you may deal with
Philadelphia foreclosure and sheriff sale services
The City's hub also lists a grant program for low-income owners who want to clear up ownership of their home. Check eligibility before you pay for title work.
Official pageYour selling options
Some heirs keep the house, some list it with an agent, and some sell for cash. A listing can bring a higher price when the house is in decent shape and the family can wait. It also means repairs, showings, agent commission and the chance a buyer's loan falls through. If the rowhome has deferred maintenance, code violations or a long list of fixes, those costs come off the estate's net either way.
A cash sale to Kaizen suits a rowhome that needs more than the estate wants to spend. We send an offer within 24 hours of getting the details, skip the repairs and the agent commission, and close in 14 to 30 days or on the date your family picks. We still wait for letters from the Register of Wills, because only the personal representative can sign. Questions go to 267-329-0084, and your estate attorney should read the contract.
Philadelphia probate questions
Can I sell a Philadelphia house before probate is finished?
Usually not until the Register of Wills has named you executor or administrator, because that appointment is your authority. After letters are issued, Pennsylvania law gives a personal representative power to sell real property that is not specifically devised, unless the will says otherwise. An estate attorney can confirm what applies to your file.
What do I bring to the Register of Wills?
The city lists an original death certificate, an estimate of the estate's value and a valid current ID. With a will, you also bring the original will. Fees depend on estate size, and the city links a fee schedule.
How much is Pennsylvania inheritance tax?
The Department of Revenue lists 0 percent for a spouse, 4.5 percent for direct descendants and lineal heirs, 12 percent for siblings and 15 percent for other heirs. A 5 percent discount applies if you pay within three months of death, and the tax is delinquent nine months after death. Certain farm land is exempt. Ask a tax professional about your estate.
Who becomes administrator if there is no will?
The city says sole beneficiaries typically qualify. If there are several heirs, they either renounce to one administrator or serve as co-administrators. If they cannot agree, the Register of Wills may appoint an independent administrator.
Does Kaizen buy a Philadelphia house with problems?
Kaizen makes as-is cash offers with no repairs and no agent commission, so repairs and cleanup are not required before you ask for a price. The offer reflects the condition, and you decide whether to accept. Title questions still have to be resolved for any buyer, and your attorney should be involved.
Related Philadelphia pages
Sell your house fast in Philadelphia CountyFacing Foreclosure in Philadelphia County: Diversion Program and Sheriff Sale GuideSelling an Inherited House in PhiladelphiaCan I sell a house in probate in Pennsylvania?What are letters testamentary and do I need them to sell a house?What are letters of administration if there is no will in Pennsylvania?How much is Pennsylvania inheritance tax on an inherited house?How long do I have to pay Pennsylvania inheritance tax, and is there a discount?Can I sell an inherited house before the estate is closed in Pennsylvania?How to Sell an Inherited House in Delaware County, PA (Probate Guide)How to Sell an Inherited House in Montgomery County, PA (Probate Guide)How to Sell an Inherited House in Bucks County, PA (Probate Guide)How to Sell an Inherited House in Chester County, PA (Probate Guide)
Sources
General information, not legal or tax advice. Rules change; confirm details with the office or a professional.
- Register of Wills (City of Philadelphia, undated page)
- Begin the probate process (without a will) (City of Philadelphia, undated page)
- Begin the probate process (with a will) (City of Philadelphia, undated page)
- Foreclosure and sheriff sales (City of Philadelphia, undated page)
- Inheritance Tax (Pennsylvania Department of Revenue, 2026 (page cites Act 50 of 2025, effective Jan. 16, 2026))
- 20 Pa.C.S. 3351, Power to sell (Pennsylvania General Assembly, current statute text)
- County market notes (Philadelphia County) (Kaizen Home Buyers, 2026-07-15)
- Kaizen process steps (Kaizen Home Buyers, 2026-10-23)
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