Spring is when a lot of house hunting kicks into gear, and Pennsylvania has an incredible range of homes to choose from: Philadelphia rowhomes, Pittsburgh houses on steep hillside streets, stone farmhouses in Lancaster County and classic suburban colonials in between. Buying a house in Pennsylvania means putting together a small team of local pros, and knowing who you need before you need them makes the whole process calmer.
This guide walks through that team in order, from before your offer to the week you move in. It is general information, so for anything legal, financial or contract-related, talk to a licensed professional.
The team you will want when buying a house in Pennsylvania
Most purchases involve some version of these people:
- A real estate agent to help you find homes, write an offer and negotiate
- A lender or mortgage professional if you are financing
- A home inspector to look the house over before you commit
- Specialists for anything the inspector flags, like basements, roofs or radon
- A title or settlement company, and in some cases a real estate attorney, to handle closing. Ask your agent how closings usually work in your area.
- After closing: a locksmith, a cleaner, movers and, often, a contractor
You do not need to hire them all at once. But knowing who comes next keeps small problems from turning into delays.
Before the offer: your agent and your lender
Finding an agent who knows your area
Pennsylvania real estate is very local. A great agent in the Philadelphia suburbs may know little about the market in Erie or State College. Look for someone who works the towns you are considering and can tell you what similar homes have sold for.
The Pennsylvania real estate agents page is a starting point, and our guide on how to choose the right real estate agent covers what to ask in your first conversation.
Talking to a lender early
If you are financing, talk to a licensed lender before you start making offers. A pre-approval tells you what you can afford and shows sellers you are serious. Ask about rates, fees and how long approval usually takes.
During the deal: inspections that matter for Pennsylvania homes
Many Pennsylvania homes are decades old, and some are much older. Character is part of the appeal, but older houses can hide problems. A good inspection is your chance to find them while you can still negotiate.
The general home inspection
A home inspector looks at the structure, roof, plumbing, electrical, heating and more. Go along if you can, and ask questions. The report will often recommend a closer look from a specialist.
Basements and foundations
Basements are common in Pennsylvania, and so is basement moisture. Look for water stains, musty smells, efflorescence (white, chalky residue) and cracks in the foundation walls.
If the inspector flags water or foundation concerns, a specialist can tell you what it would take to fix. Basement Gurus, listed on Listings Junkie, describes basement waterproofing and foundation repair across Lancaster County, serving towns such as Lititz, Millersville, Ephrata, Columbia and Mount Joy.
Radon
Radon is a known concern in many parts of Pennsylvania, and many buyers test for it during the inspection period. Ask your inspector whether they offer testing or can recommend someone who does.
The roof
A roof is one of the most expensive parts of a house to replace. If the inspector has concerns, ask a roofer for a closer look and a written estimate before your inspection window closes. The Pennsylvania roofing page lists local companies.
Other checks worth asking about
Depending on the home, you might also want a sewer line camera inspection, a check of an older heating system or oil tank, or well and septic testing for rural properties. Homes built before 1978 may have lead-based paint. Your inspector can help you decide which extra checks make sense.
The Pennsylvania home services page is a good place to look for specialists.
After closing: the pros for your first week
You have the keys. Here is who to call first.
A locksmith
You have no idea how many keys to your new house exist. Rekeying or replacing the locks is one of the first things many new owners do.
Sherlock's Locksmith in Pittsburgh, listed on Listings Junkie, describes a family-owned, fully insured mobile locksmith available seven days a week. See others on the Pennsylvania locksmiths page.
A move-in clean
An empty house is the easiest one to clean. A deep clean before the furniture arrives makes a real difference.
Rophe Cleaning Services LLC in Quakertown, listed on Listings Junkie, describes residential and commercial cleaning. More options are on the Pennsylvania cleaning services page.
A contractor for the first projects
Most new homes come with a list. If yours includes bigger jobs, the Pennsylvania construction and contractors page is a place to start. If you are buying a rowhome, our guide to fixing up a Baltimore rowhouse covers shared walls, narrow stairs and other quirks that apply to Philadelphia's rowhomes too.
How to vet each pro on your team
Whoever you hire, the same questions help:
Do you work in my area regularly?
Are you licensed and insured for this work?
Ask for proof where it applies.
Can I see a written estimate or agreement?
How soon can you do it?
During a purchase, inspection deadlines are tight.
Can you explain what you found in plain language?
On Listings Junkie, listings are confirmed by email and checked before they go live, and customer reviews are confirmed by email. Read reviews for patterns that match your situation, like "found the issue the first inspector missed" or "showed up on a Saturday." You can browse all categories from the Pennsylvania businesses page.
Frequently asked questions
What inspections should I get when buying a house in Pennsylvania?
Start with a general home inspection. Many buyers also test for radon, and depending on the home you may want a sewer scope, a roof or basement specialist, or well and septic testing. Your inspector can help you decide.
When should I rekey the locks in a new home?
As soon as possible after closing, ideally before you move your belongings in. A locksmith can rekey existing locks or replace them.
Do I need a real estate attorney in Pennsylvania?
Practices vary, and some buyers use a title or settlement company while others also hire an attorney. Ask your agent how closings usually work in your area, and talk with a licensed attorney if you have legal questions about your contract.
How early should I book movers and cleaners?
As soon as you have a closing date. Spring and summer are busy, so the sooner you call, the more choices you will have.
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