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Selling a house with tenants in Philadelphia
Updated October 2026
Tired of being a landlord? Maybe the tenant stopped paying, the repairs keep piling up, or you inherited a rental you never wanted. Most buyers want an empty house, so tenants can make a rental hard to sell. We buy houses with the tenants still in them, in any condition.
Short version: you don’t have to empty the house to sell it. We can buy it occupied, take over the lease and the security deposit at closing, and handle the tenant situation after that.
What happens to the lease when you sell
- The lease usually stays in place. Under Pennsylvania law, a new owner generally takes on the same duties as the old landlord, including honoring the lease.
- A sale alone doesn’t end it. Unless your lease has a clause allowing it to end on a sale, which is fairly rare, the tenant can stay until the lease runs out.
- Security deposits move to the buyer. The deposit and any prepaid rent are credited to the new owner at closing, and the new owner becomes responsible for them.
Your options as a landlord
| Option | How it works | Trade-off |
|---|---|---|
| Sell it occupied | A buyer like us takes over the lease and the tenant at closing | Fewer buyers want occupied houses, so the price reflects that |
| Wait out the lease | Don’t renew, give proper notice, then sell vacant | Months of waiting, plus repairs and turnover costs |
| Cash for keys | Offer the tenant money to move out by a set date, by mutual agreement | Costs money up front, and the tenant has to agree |
| Eviction for cause | For unpaid rent or lease violations, through the court | In Philadelphia you must go through the Eviction Diversion Program first, so it takes time |
Why eviction in Philly takes time
Philadelphia requires landlords to go through the Eviction Diversion Program before filing in court. Tenants get a chance to work things out with a counselor or mediator, and only if there’s no agreement can the landlord file. Add the required notices and court dates, and an eviction can take months. Selling occupied lets you skip all of that.
What to have ready
- A copy of each lease and any written changes
- Rent records showing what’s paid and what’s owed
- The amount of each security deposit and any prepaid rent
- Your rental license, Certificate of Rental Suitability and lead certification, if you have them
- Any open L&I violations or repair notices
Missing some of these? That’s common, and it doesn’t stop a sale. Just tell us up front.
How selling to us works
We look at the property, with proper notice to your tenant, then give you a written offer with the math shown. We pay the closing costs, the title company handles the lease and deposit credits, and you walk away from the landlord headaches. Duplexes and small multi-unit buildings are welcome too.
Frequently asked questions
Will you buy my rental if the tenant isn't paying rent?
Yes. We buy houses with tenants who are behind, on month-to-month, or in the middle of a lease. We take over the situation after closing, so you don't have to go through eviction yourself.
Does the lease end when I sell?
Usually not. In Pennsylvania the buyer generally steps into the landlord's shoes and has to honor the existing lease. The exception is a lease with a clause allowing it to end on a sale, which is fairly rare. Read your lease or ask a lawyer if you're not sure.
What happens to my tenant's security deposit?
It goes to the buyer. At closing, the deposit (and any prepaid rent) is credited to the new owner, who becomes responsible for returning it to the tenant later. That gets you off the hook for it.
Do I need to tell my tenants I'm selling?
Your lease will say how much notice you have to give before entering the unit. We usually need one walkthrough, scheduled with proper notice. We're respectful with tenants and don't pressure anyone.
I don't have a rental license. Can I still sell?
Yes, a missing rental license doesn't stop a sale. Licensing problems can bring fines from the City, so it's worth getting advice, but selling is often the cleanest way out.