How probate works in Pennsylvania
Probate happens with the Register of Wills in the county where your loved one lived.
- After letters are granted, the estate is advertised in local papers, and formal notice goes to heirs and beneficiaries within 3 months.
- Pennsylvania taxes almost every inheritance, including to children, so the 3-month discount window below is worth knowing about early.
- The inheritance tax return (REV-1500) is filed with the county Register of Wills.
Until letters are granted, nobody can sell the house or sign for it. If there's a will, the named executor applies for letters testamentary; if not, a close relative applies for letters of administration. Some houses pass outside probate, such as a home owned jointly with a surviving spouse or held in a trust.
Pennsylvania inheritance tax
Pennsylvania taxes almost every inheritance, including to children, so the 3-month discount is worth planning for early.
| Who inherits | Rate |
|---|---|
| Surviving spouse | 0% |
| Parent inheriting from a child age 21 or younger | 0% |
| Children, grandchildren, parents, and other direct descendants or ancestors | 4.5% |
| Brothers and sisters | 12% |
| Everyone else (nieces, nephews, friends, unmarried partners) | 15% |
| Qualified charities | 0% |
Deadlines: pay within 3 calendar months of the death and the tax is reduced by 5%. An estimated payment counts. The return and any balance are due at 9 months, after which interest applies.
Selling the house during probate
- Once letters are granted, the executor or administrator can usually sell the house before the estate is closed. Selling is often how the estate pays taxes and bills.
- The title company will need certified short certificates (letters) from the Register of Wills and a death certificate.
- Heirs don't all need to be at closing, but agreeing on the plan early prevents most delays.
- Many townships require resale inspections or certificates before any sale. When you sell to us, we handle them.
Want the full picture, including the first few weeks and when to call an attorney? Read the 9-month guide.
General information, reviewed for accuracy but not legal or tax advice. Rules change. Confirm anything time-sensitive with your county office, an attorney, or a CPA.