HB 2124 — An Act amending Title 20 (Decedents, Estates and Fiduciaries) of the Pennsylvania Consolidated Statutes, providing for uniform real property transfer on death.

Bill Text

• Printer's No. PN3818 View text pdf
• Printer's No. PN2744 View text Current pdf

AI-generated reading aid from the bill's amendatory text — verify against the official bill.

This bill establishes the Uniform Real Property Transfer on Death Act in Pennsylvania, creating a legal mechanism for transferring real estate upon death.

• Title 20

  CHAPTER 21B UNIFORM REAL PROPERTY TRANSFER ON DEATH

  This addition introduces a new chapter in Title 20 dedicated to real property transfers on death.

• 21B01

  This chapter shall be known and may be cited as the Uniform Real Property Transfer on Death Act.

  This section provides a short title for the newly created chapter.

• 21B02

  The following words and phrases when used in this chapter shall have the meanings given to them in this section unless the context clearly indicates otherwise: ... "Transfer on death deed." A deed authorized under this chapter.

  This section defines key terms used within the chapter, establishing clarity for legal interpretation.

• 21B03

  This chapter applies to a transfer on death deed made before, on or after the effective date of this section by a transferor dying on or after the effective date of this section.

  This section specifies the applicability of the chapter to transfers made at various times relative to its effective date.

• 21B05

  An individual may transfer property to one or more beneficiaries effective at the transferor's death by a transfer on death deed.

  This section authorizes individuals to create a transfer on death deed for property.

• 21B06

  A transfer on death deed is revocable even if the deed or another instrument contains a contrary provision.

  This provision allows a transfer on death deed to be revoked, ensuring flexibility for the transferor.

• 21B09

  A transfer on death deed: ... (3) must be recorded before the transferor's death in the public records in the office of the county recorder of deeds of the county where the property is located.

  This specifies the requirement for recording a transfer on death deed to ensure it is legally effective.

• 21B10

  A transfer on death deed is effective without: ... (1) notice or delivery to or acceptance by the designated beneficiary during the transferor's life; or (2) consideration.

  This allows for the transfer on death deeds to be valid without the need for notifying beneficiaries or transferring consideration.

• 21B12

  During a transferor's life, a transfer on death deed does not: ... (2) affect an interest or right of a transferee, even if the transferee has actual or constructive notice of the deed; ... (6) subject the property to claims or process of a creditor of the designated beneficiary.

  This section clarifies that the transfer on death deed does not affect rights or interests until the transferor's death.

• 21B13

  On the death of the transferor, the following rules apply to property that is the subject of a transfer on death deed ... (2) The interest of a designated beneficiary is contingent on the designated beneficiary surviving the transferor.

  It establishes the rules regarding the transfer of property upon the death of the transferor and the survival of beneficiaries.

• 21B14

  This chapter includes provisions regarding slayers and elder abusers.

  This introduces legal protections to prevent individuals who commit certain acts from receiving property.

• 21B17

  This chapter outlines the elective share of a spouse regarding transfers on death.

  This ensures that spouses retain certain rights to property under this new transfer mechanism.

• 21B20

  Optional form of deed.

  This allows for a standardized form to be used for creating transfer on death deeds.

• 21B21

  Optional form of revocation.

  This provides a standard method for revoking a transfer on death deed.

• 21B22

  Prior deeds.

  This addresses the status of deeds executed prior to the enactment of this chapter.

Action History

1. February 04, 2026

   Laid on the table

2. February 04, 2026

   First consideration

3. February 04, 2026

   Reported as committed

4. January 09, 2026

   Referred to Judiciary

Sponsors

• Stephenie Scialabba · Cosponsor
• Timothy R. Bonner · Primary
• Tim Briggs · Cosponsor
• Liz Hanbidge · Cosponsor
• Arvind Venkat · Cosponsor
• Joseph C. Hohenstein · Cosponsor
• Melissa L. Shusterman · Cosponsor
• Brian Smith · Cosponsor
• Nikki Rivera · Cosponsor
• Pat Gallagher · Cosponsor
• David H. Zimmerman · Cosponsor
• Jared G. Solomon · Cosponsor
• Heather Boyd · Cosponsor
• Malcolm Kenyatta · Cosponsor
• Andrew Kuzma · Cosponsor
• Kristin Marcell · Cosponsor
• Jill N. Cooper · Cosponsor
• Jamie L. Flick · Cosponsor
• Steven C. Mentzer · Cosponsor

Votes

Subjects