Borough of Forest City — Borough Office
For general Borough questions, call 570-785-3326 or visit the office at 535 Main Street, Forest City, PA 18421. The Borough contact page also lists its code-enforcement contact for a local code question.
Forest City, PA seller help · Tenant-occupied house
You're done — no turnover, no repairs, no more bad tenants.
Yes. USA Home Buyers buys houses as-is in Forest City Borough and Susquehanna County, including houses with tenants still living there. A sale does not by itself cancel a lease, so we’ll talk through the tenancy and handoff.
Call 888-274-5006 if you want to talk through the lease, tenant access, repairs or timing.
We give written cash offers in 24 hours.
Start with the address and what is happening with the tenants.
What we do
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 is a move-out arrangement that may work better for everyone in some situations. If it comes up, the details can be discussed and put in writing; it isn’t required just to start a sale conversation.
Bring us the problem
A hard-to-coordinate lease, access questions, overdue repairs or a tenant move-out conversation? Tell us what is happening, what the lease says and what timing you’re considering. You don’t have to make the house vacant or repair it before calling.
Call 888-274-5006 and talk it through.
What happens next
1. We discuss the house and tenancy
Tell us about the Forest City property, who lives there, the lease, access, repairs and the handoff you have in mind. Start with what you know; you can call before deciding what should happen with the tenants.
2. You review the written offer and terms
We put the written offer and terms in front of you so you can review them before deciding whether to commit. The proposed terms can reflect the occupancy and the agreed handoff.
3. If you decide to sell, a title company handles closing
The closing terms cover the lease, who holds the tenant’s deposit and how the occupied property will be handed off.
Local help for a Forest City property
Pennsylvania lease, notice, possession and deposit rules
A sale does not by itself cancel a lease. You may be able to sell with the tenant still living there, so notice to end a tenancy is a separate question from selling the property.
Pennsylvania Landlord and Tenant Act §501 — notice to quit
You can sell with the tenant still living there, so you may not need to give notice at all. If you want the house empty first, the usual notice is 10 days for unpaid rent, and 15 or 30 days when a lease ends, depending on how long the lease is. A notice period is not a court order or a guaranteed move-out date.
Pennsylvania Rule 517 — order for possession
Getting possession is separate from selling the house. If a tenant does not agree to leave, the Pennsylvania court process for possession is a separate step; neither a sale nor a notice period by itself is an order to remove someone.
Tenant security deposit at closing
At closing, the tenant’s security deposit is typically shown as a line on the settlement statement and transferred with the rental. Sometimes it is handled differently by agreement, and the written closing terms will show how.
Forest City selling resources
Forest City home-sale net proceeds calculator →Compare what you may keep from a sale after entering your own price, payoff, repairs and costs.Forest City and Susquehanna County seller resources →Find other local seller information and situation-specific pages.Inherited property help →Use this page if the rental is also part of an estate or authority-to-sign question.
What sellers say about USA Home Buyers
Forest City tenant-occupied seller questions
Can I sell my Forest City house while tenants are still living there?
Yes. We buy houses with tenants in place in Forest City Borough and Susquehanna County. A sale does not by itself cancel the lease, so the lease and occupancy plan still matter to the handoff.
Do I have to evict before I contact you?
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.
What notice applies if I want the house empty first?
Pennsylvania Landlord and Tenant Act §501 gives ordinary notice periods of 10 days for unpaid rent, and 15 or 30 days when a lease ends, depending on the lease term. A sale with the tenant still living there may not require notice at all. Notice and court possession are separate steps.
What happens to the tenant’s security deposit at closing?
The tenant’s security deposit is typically shown as a line on the settlement statement and transferred with the rental. It may be handled differently by agreement, and the written closing terms will show how.
Talk through the tenant situation
Call 888-274-5006 or use the form above. Tell us about the Forest City house, the lease, access or repairs; you can start with what you know.