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Transfer on Death Deed Laws in Pennsylvania

Pennsylvania does not currently have a transfer on death deed law for real estate; a bill to adopt the uniform act (HB 2124) passed the House on October 5, 2026 and is pending in the Senate Judiciary Committee.

Last checked . General information, not legal advice.

Pennsylvania at a glance

TOD deed allowed
No (bill pending)
HB 2124 would adopt the Uniform Real Property Transfer on Death Act; it was referred to the Senate Judiciary Committee on October 13, 2026.
Uniform act adopted
No (bill pending)
HB 2124 would adopt the uniform act; it passed the House and is pending in the Senate.
Recording rule
Not applicable (no TOD deed law)

Sources

Last checked

The rules in Pennsylvania

Does Pennsylvania allow transfer on death deeds for real estate?

No (bill pending). TOD deed allowed in Pennsylvania: no (bill pending). HB 2124 would adopt the Uniform Real Property Transfer on Death Act; it was referred to the Senate Judiciary Committee on October 13, 2026.

Has Pennsylvania adopted the Uniform Real Property Transfer on Death Act?

No (bill pending). Uniform act adopted in Pennsylvania: no (bill pending). HB 2124 would adopt the uniform act; it passed the House and is pending in the Senate.

When must a transfer on death deed be recorded in Pennsylvania?

Recording rule in Pennsylvania: Not applicable (no TOD deed law).

Where do the Pennsylvania transfer on death deed laws come from?

The rules above come from HB 2124, 2025 to 2026 session (PA General Assembly). Each source is linked on this page. We last checked them in October 2026.

Good to know

HB 2124 passed the House 202 to 0 on October 5, 2026 and was referred to the Senate Judiciary Committee on October 13, 2026. Check its status before relying on this.

What this means in practice

Where a transfer on death deed is allowed, it generally has to be signed with the same formalities as an ordinary deed and recorded in the land records of the county where the property sits. A deed that is signed but never recorded within the time the statute requires may have no effect, so check the recording rule before relying on one.

A transfer on death deed usually covers only the property it describes. It does not replace a will, and other assets still pass under a will, a trust or the intestacy rules. Keeping the deed consistent with your other estate planning documents helps avoid conflicting instructions.

Creditors, Medicaid estate recovery and property tax rules can still reach property that passes by a transfer on death deed in some situations. If the property is mortgaged, jointly owned or the beneficiary situation is complicated, consider having a local real estate or estate planning attorney review the deed.

General information, not legal advice. Laws change, and cities can add their own rules, so check the current statute before you rely on it.