We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Allentown, PA seller help · Tenant-occupied property
Yes. You can sell your Allentown house with tenants still living there, and you can call us now to talk through the lease, access and timing.
Call 888-274-5006 or use the form below. You do not have to solve the tenancy before starting the conversation.
We start with the property and the tenancy: who lives there, what the lease says, how access works, what rent and deposits are involved, and what timing you are considering. We can talk through the sale without asking you to solve every notice or possession question first.
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
You don't always need to evict to sell to us. We buy houses with tenants in place — we've done it many times, including cash-for-keys when that works better for everyone.
Cash-for-keys means a voluntary arrangement in which a tenant is offered an agreed payment to move out. Put any such arrangement in writing and check it against the lease and applicable process.
That can mean unpaid rent, a lease violation, property damage, a tenant who will not cooperate with access, or simply being done with landlording. Tell us which situation is yours.
Occupancy changes the handoff details, not whether you can start a sale conversation. Keep the lease, current rent, deposit information, access limits, written notices and condition records together so the right questions can be addressed.
A practical access plan follows the lease and applicable Pennsylvania rules. The sale conversation and any separate plan for possession are different questions, so you can tell us what you want to happen without pretending the tenancy is invisible.
You're done. No turnover, no repairs, no more bad tenant.
The point is to end your role as landlord without waiting for the property to look like an empty, newly prepared house. We put the occupancy details into the conversation and the written terms so you know what you are comparing.
Lease timing, access, or a move-out conversation getting in the way? Ask us — we've worked through tenant situations before.
Call 888-274-5006 and tell us what is happening.
A message from our team
Share the property address and what you know about the lease, rent, deposits, access, written notices and timing.
Share the address, lease details, access limits, occupancy and timing.
Contact comes first. These are the questions the conversation and closing process cover, so you know what to bring forward without waiting for the property to be vacant.
Share the Allentown address, who lives there, the lease term and renewal status, rent situation, access limits, written notices, condition and timing. If available, have the lease, rent record, deposit record and tenant communications nearby. Start with what you know; you do not have to make the property vacant before calling.
We talk through the house as it stands, the occupancy arrangement, access and timing. You can read the proposed price and terms instead of relying on a verbal number.
Bring each lease, the deposit balance, accrued interest when applicable, who holds the deposit, and the proposed transfer and tenant-notice details to the title company and other closing professionals. They also review ownership, payoff, access and any authority question that affects the documents. If you and the tenant discuss a payment for moving out, put the terms in writing and check them against the lease and applicable process.
We always review the settlement sheet with the seller and walk through how the money breaks down so there is no confusion. We try to do that the day before closing so settlement is smooth; the title company confirms the final numbers.
Use the office or provider that matches the property's actual municipality and the question you need answered. An Allentown postal address alone does not decide which inspection office applies.
For a property inside Allentown city limits, this bureau handles rental registration and presale inspections. The city lists 610-437-7694 and City Hall at 435 Hamilton Street. Use the city's presale page below for the current application and parcel steps.
Allentown City, Bethlehem, Whitehall Township, Salisbury Township and Emmaus Borough are separate municipalities. Check the property's actual jurisdiction before using a city inspection office; nearby municipalities use their own local processes.
This civil legal-aid provider lists Lehigh County in its service area. Call 877-953-4250 or use its contact page to apply online. Eligibility depends on income, case and county, and the provider decides which matters it can accept.
North Penn Legal Services contact page has the current application route.
Read notice, court possession, deposit transfer and deposit return as separate questions. These official sources explain the general rules; the lease, current notices and situation-specific guidance determine what applies to one tenancy.
Section 501 supplies different ordinary notice-to-quit defaults, meaning the written notice used when a landlord seeks possession: ten days for unpaid rent after demand; fifteen days for expiration or breach where the lease is one year or less or is indefinite; and thirty days for a lease longer than one year. The statute allows lease provisions shortening or waiving its notice, and mobile-home rules differ. These are ordinary notice periods, not the entire eviction timeline or automatic vacancy after a sale.
An order for possession and its service are separate court-process steps. A notice alone does not authorize a seller to change locks or remove occupants. If possession is part of your plan, use the actual notice and court process rather than treating a notice period as the date the house becomes vacant.
As part of preparing the sale, account for each lease, deposit balance, accrued interest when applicable, who holds the deposit, the transfer arrangement and tenant notification. For brokers, this rule permits a transfer between the specified escrow accounts—separate accounts used to hold security deposits—after written notice to tenants identifying the banking institution, address and deposit amount. It governs brokers and does not set a blanket thirty-day sale-transfer deadline for every owner.
The general thirty-day accounting or return rule is triggered by lease termination or surrender and acceptance, with statutory conditions including a written forwarding address. That rule addresses termination or surrender; it is separate from transferring a deposit because a house is sold.
For a residential or commercial property inside Allentown city limits, the city's current instructions require a safety and maintenance inspection before sale. Apply for the presale permit; a passing inspection produces a Certificate of Compliance, the city's record that the inspection passed. Where violations exist, the city says the seller fixes them unless the buyer agrees to do so using the Acceptance Form. Submit the Buyer's Information Report within three days of settlement. A cash sale does not replace these city inspection and reporting steps. Call 610-437-7694 or use the city page for current forms and parcel requirements.
The city's December 23, 2025 notice says taxable transfers of city property recorded on or after January 1, 2026 use a 2.5% total realty transfer tax unless an exemption applies, including the 1% state portion. The notice says the recording submission date, not the settlement date, determines the applicable rate. This is the transaction total, not an automatic seller share or an extra tax on top of that total; the contract and settlement statement determine allocation. The city total does not apply throughout Lehigh County. See the Pennsylvania Revenue realty transfer tax overview and the city notice for the current applicability; the city notice was checked September 17, 2026.
Choose the next question you want to work through, or call 888-274-5006.
Yes. You can start a sale conversation with tenants still living there. The lease, access, occupancy and deposit details help shape the handoff, and you do not have to make the house vacant before calling.
No. Call first and tell us what is happening. If you also want possession, the Pennsylvania notice and court-process section on this page is separate from the sale conversation.
Nothing has to be perfect. If available, have the lease, rent record, deposit record, written notices, access limits, occupancy details, condition information and the timing you are considering nearby.
Start with what the lease says and the access the tenant has been given. Tell us about any limits or prior communications so a practical inspection plan can be discussed around the tenancy and applicable Pennsylvania rules.
Tell us that when you call. We can discuss the property, the occupancy and the steps you are considering. Put any agreement with a tenant in writing and check it against the lease and applicable process.
Call 888-274-5006 or use the form above. Start with the Allentown address and what you know; you do not have to decide on eviction before you talk.