Pennsylvania Residential Purchase Agreement Template (PDF & Word) – 2026

A Pennsylvania residential real estate purchase agreement is the legally binding contract between buyer and seller for the sale of residential property. Once executed, the agreement obligates both parties to consummate the transaction subject to specified contingencies — financing approval, satisfactory inspection, clear title, and any others negotiated. Pennsylvania law governs the substantive rights and remedies under Pennsylvania Real Estate Sellers Disclosure Law (68 P.S. §§ 7301-7314), and the agreement must satisfy the Statute of Frauds (writing requirement for real estate over $500).

This page provides a free Pennsylvania residential purchase agreement template in PDF and Microsoft Word format. The template incorporates the contingencies, disclosures, and closing provisions typical for Pennsylvania residential transactions. For any purchase, you should also engage a Pennsylvania-licensed real estate attorney to review before execution — the template is a strong starting point, not a substitute for personalized counsel on a $250,000+ transaction.

Pennsylvania Purchase Agreement: Legal Framework

Pennsylvania real estate transactions are governed by Pennsylvania Real Estate Sellers Disclosure Law (68 P.S. §§ 7301-7314). The state imposes specific procedural requirements, mandatory disclosures, and customary practices that distinguish Pennsylvania transactions from those in other states. Key Pennsylvania-specific considerations:

• Required Disclosures: PA Seller Disclosure Form (mandatory per RESDL).
• Federal Lead-Based Paint Disclosure (24 CFR Part 35) for any property built before 1978 — required in every state including Pennsylvania.
• Recording: The executed deed must be recorded with the appropriate Pennsylvania county office (County Recorder of Deeds; Realty Transfer Tax (1% state + 1% local typical)).
• Closing Customs: Pennsylvania has its own customs for who pays specific closing costs (transfer tax allocation, title insurance, recording fees). The template references the typical splits, which parties may modify by agreement.

Essential Provisions in a Purchase Agreement

• Parties. Full legal names of all sellers and buyers.
• Property description. Street address, county, tax parcel number, and legal description.
• Purchase price and payment structure. Total price, earnest money deposit, additional deposits, balance at closing, financing source.
• Financing contingency. If buyer needs a loan, the deadline by which loan approval must be obtained.
• Inspection contingency. Period during which buyer may inspect and terminate if defects discovered.
• Title contingency. Seller must deliver marketable title; buyer may terminate if title issues uncured.
• Disclosures. Mandatory state and federal disclosures.
• Closing date and location. Where and when title transfers.
• Allocation of closing costs. Who pays transfer tax, title insurance, recording fees.
• Risk of loss. Who bears the risk if property is damaged before closing.
• Default and remedies. What happens if either party breaches.
• Attorneys’ fees. Prevailing-party fee shifting.
• Governing law and venue. Pennsylvania law and Pennsylvania courts.

Key Contingencies to Negotiate

Financing Contingency

If buyer is obtaining a mortgage, the financing contingency is the most important protection. It allows buyer to terminate without forfeiting earnest money if loan approval cannot be obtained despite good-faith effort. Typical deadlines: 21-30 days for loan application; 30-45 days for final approval. Cash buyers waive this contingency, which strengthens the offer.

Inspection Contingency

Buyer typically has 7-14 days to conduct inspections (home, pest, septic, well, radon, lead-paint, mold) and may either: (a) accept the property as-is; (b) request repairs or credit; or (c) terminate without forfeiting earnest money. Sellers in hot markets often demand shorter inspection periods or “information-only” inspections (no termination right based on inspection findings).

Title Contingency

Seller must deliver marketable title (free of undisclosed liens, encumbrances, and adverse claims) at closing. A title search performed by the title company identifies issues. Buyer typically has a defined cure period to object to title defects; if uncured, buyer may terminate or accept with limitations.

Appraisal Contingency

For financed purchases, the lender requires an appraisal at or above the purchase price. If the appraisal comes in low, buyer may: (a) bring additional cash to close at the contracted price; (b) renegotiate the price with seller; or (c) terminate. The appraisal contingency is technically part of the financing contingency in most contracts.

Common Mistakes to Avoid

• Vague property description. Always include county, tax parcel number (APN), and legal description (not just street address).
• Missing or incomplete disclosures. Pennsylvania requires specific disclosures; missing them can give rise to fraud claims even after closing.
• Skipping the title search. Hidden liens (HOA, contractor, tax) can attach to the property and become the buyer’s problem after closing.
• Waiving the inspection contingency in a hot market. Tempting but dangerous — the cost of a deferred $20,000 roof replacement dwarfs whatever bidding advantage the waiver provided.
• Verbal modifications. Any change to the contract must be in writing and signed by both parties.
• Forgetting to verify financing. Always confirm the lender has provided a binding commitment (not just pre-qualification) before deadlines pass.
• Closing without attorney review. A few thousand dollars of attorney fees is the cheapest insurance against six-figure title or contract problems.

Frequently Asked Questions

Is a written purchase agreement required in Pennsylvania?

Yes. Pennsylvania, like every U.S. state, requires real estate transfers above $500 to be in writing under the Statute of Frauds. Oral real estate agreements are unenforceable.

What disclosures must the seller provide in Pennsylvania?

PA Seller Disclosure Form (mandatory per RESDL). Plus federal Lead-Based Paint Disclosure for properties built before 1978.

How long is the typical closing period in Pennsylvania?

30-60 days is standard. Cash deals can close in 14-21 days. Financing typically requires 30-45 days for loan underwriting + title work.

What happens to the earnest money deposit if the deal falls through?

Depends on the contingencies triggered. If buyer terminates within inspection or financing contingencies, deposit is refunded. If buyer defaults outside contingencies, seller may retain the deposit as liquidated damages.

Can the seller back out after signing?

Generally no, except for limited circumstances expressly written in the contract. A seller who defaults may face: (a) buyer suing for specific performance (forcing the sale); or (b) damages. Pennsylvania courts generally favor enforcement against defaulting sellers.

Do I need an attorney for a Pennsylvania real estate purchase?

Strongly recommended for any purchase. Pennsylvania has specific procedural requirements, and a $5,000-$15,000 attorney fee is trivial compared to the cost of a defective transaction on a property worth hundreds of thousands. Some states (e.g., NY) effectively require attorneys for closings.

What is the difference between a purchase agreement and a deed?

The purchase agreement is the CONTRACT to sell — it obligates the parties to close. The deed is the DOCUMENT that transfers title at closing. Both are required for a complete real estate transaction.

Can I assign my purchase rights to someone else?

Usually only with seller consent, which is typically required by an “and/or assigns” clause or a separate assignment provision. Investment buyers often negotiate assignability; primary-residence buyers usually do not.

Download the Free Pennsylvania Purchase Agreement

Real estate purchase agreements involve substantial money and significant legal consequences. This template is a starting point — a Pennsylvania-licensed real estate attorney should review or prepare the final document for any transaction. Pennsylvania has specific procedural requirements that vary by county. For high-value properties (over $500K), distressed sales, foreclosures, short sales, or estate sales, attorney representation is essential, not optional.

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