Pennsylvania has a six-month window under its Mechanics' Lien Law for lien claims after work is complete, and a 1 percent state realty transfer tax on deeds that counties can supplement. When a property is sold to the judgment creditor in execution, a creditor seeking a deficiency must petition the court to fix fair market value. The state's conservation department also publishes guidance on sinkholes.
World's Fair Capital makes business purpose loans to real estate investors in Pennsylvania: fix and flip, DSCR rental, bridge and ground-up construction. This page covers points that most often matter to an investor there, each checked against the statute or agency that publishes it. It is general information, not legal or tax advice, and terms for any loan are set at underwriting.
Prepared by the WFC editorial team. Facts checked against the cited sources, last reviewed 2026-10-11.
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- 1Start your application
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- 2Review the term sheet
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- 3Underwriting
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- 4Closing
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What investors should know about Pennsylvania
Deficiency after a sale to the lender
When real property is sold to the judgment creditor in execution proceedings and the price falls short, a creditor seeking the balance must petition the court to fix the property's fair market value.
Source: 42 Pa.C.S. 8103, checked 2026-10-11
Mechanics lien filing window
Under the Mechanics' Lien Law of 1963, a claimant files a claim with the prothonotary within six months after completing work and serves written notice of the filing on the owner within one month after filing.
Source: Mechanics' Lien Law of 1963, Section 502, checked 2026-10-11
Realty transfer tax is 1 percent
The Department of Revenue states the state realty transfer tax is 1 percent of the value of real estate transferred by deed or other writing. Counties may add a local realty transfer tax. This is a tax on transfers, separate from the loan itself.
Source: PA Department of Revenue, Realty Transfer Tax, checked 2026-10-11
Sinkholes are a recognized state hazard
The Department of Conservation and Natural Resources publishes guidance on sinkholes and notes that, although caused by natural processes, their formation can be accelerated by human activities.
Source: PA DCNR, Sinkholes, checked 2026-10-11
General information, not legal or tax advice. Confirm details with your own counsel or title agent.
For brokers
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What to send for a first look
- Property address and type
- Purchase price, or current value on a refinance
- Loan amount requested and what it is for
- Rehab or construction budget, if any
- Current or expected rent on a rental
- The borrower's experience and estimated credit score
- Your timeline to close
Loan programs for Pennsylvania investors
- Hard Money Loans
- Fix & Flip Loans
- Rental / DSCR Loans
- Ground-Up Construction Loans
- Commercial Bridge Loans
- Multifamily Bridge Loans
- Small Balance Commercial Loans
- Foreign National Loans
- FlexCap Business Bridge Loans
Program availability varies by property and borrower. Business purpose loans only.
Have a deal in Pennsylvania?
Call 800-590-7911 (Mon–Fri 8:00 AM – 5:00 PM EST) or start online.
Nothing on this website constitutes a commitment, approval, or guarantee of financing.
Rates, fees, terms, timelines, and program descriptions are subject to change without notice.
Any investor-related or capital discussion is not an offer to sell, a solicitation to buy, or a recommendation of any security or investment product.