Does Pennsylvania Allow Transfer on Death Deeds?
Pennsylvania does not authorize transfer on death deeds. 4 alternatives are available to transfer real property at death without probate.
Why TOD deeds aren't available in Pennsylvania
Pennsylvania does not allow TOD deeds for real property. Pennsylvania's TOD statute (20 Pa.C.S. Ch. 64, 6401-6413) is titled "Transfer on Death Security Registration" and applies only to securities, not real estate.
Pennsylvania has a TOD registration statute for securities (20 Pa.C.S. Ch. 64, 6401-6413) but this does not extend to real property. HB 2124 (2025-2026 session) proposes adopting the Uniform Real Property Transfer on Death Act by amending Title 20. On Feb. 4, 2026 the House Judiciary Committee reported the bill favorably (26-0) and it was laid on the table the same day. As of July 13, 2026, the bill has not advanced further and has not been enacted. Source: https://www.palegis.us/legislation/bills/2025/hb2124
Alternatives for Pennsylvania
These mechanisms transfer real property at death without probate in Pennsylvania:
- •
- •Joint tenancy with right of survivorship
- •Tenancy by the entirety (married couples)
- •Life estate deed
Consult a licensed attorney for help choosing the right mechanism for your situation.
Legislation pending
Pennsylvania legislators have introduced bills to authorize transfer on death deeds. The law has not been enacted as of the verification date (2026-07-13).
Frequently asked questions
Pennsylvania does not allow TOD deeds for real property. Pennsylvania's TOD statute (20 Pa.C.S. Ch. 64, 6401-6413) is titled "Transfer on Death Security Registration" and applies only to securities, not real estate.
Pennsylvania recognizes 4 alternatives for transferring real property outside of probate: Revocable living trust; Joint tenancy with right of survivorship; Tenancy by the entirety (married couples); Life estate deed.
No. Real property transfers are governed by the state where the property is located. A TOD deed signed under another state's law has no effect on real property in Pennsylvania.
Yes. Legislation authorizing transfer on death deeds has been proposed in Pennsylvania, but is not currently enacted. Pennsylvania has a TOD registration statute for securities (20 Pa.C.S. Ch. 64, 6401-6413) but this does not extend to real property. HB 2124 (2025-2026 session) proposes adopting the Uniform Real Property Transfer on Death Act by amending Title 20. On Feb. 4, 2026 the House Judiciary Committee reported the bill favorably (26-0) and it was laid on the table the same day. As of July 13, 2026, the bill has not advanced further and has not been enacted. Source: https://www.palegis.us/legislation/bills/2025/hb2124