Resale use and occupancy certificates in Pennsylvania

Updated November 2026

How resale use and occupancy certificates work in Philadelphia suburbs, what MCOCA means for sellers with violations, and which towns require nothing at all.

In southeastern Pennsylvania, whether you need a resale certificate depends entirely on the municipality. Neighboring towns can differ by $150 or more, and whole townships, including much of the Main Line, require nothing.

What MCOCA changes

The Municipal Code and Ordinance Compliance Act limits what a town can do with violations found at a resale inspection. A town that finds only minor violations must issue a temporary certificate, and the buyer gets time, usually 12 months, to fix them. With substantial violations, the buyer can still take title under a temporary access certificate but cannot occupy the home until the work is done.

Watch the timing penalties

Several towns double their fee if you apply inside two weeks of settlement, or if the buyer moves in before the certificate issues. Apply the week you list.

Sewer laterals are spreading

More than two dozen municipalities now require a lateral video or certification at sale, from Jenkintown to Upper Darby.

Step by step

1. Apply as soon as you list. Many towns ask for 14 to 60 days of lead time, and some double the fee for late applications.
2. Pass the inspection to get a full certificate.
3. If there are minor violations, the town must issue a temporary certificate. The buyer then usually has 12 months to fix them.
4. If there are substantial violations, the buyer can still close with a temporary access certificate but cannot move in until the work is done.

Cities with this requirement