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Pennsylvania seller question
Can you cancel a wholesale contract in Pennsylvania?
Usually, yes. Here's what Act 52 of 2024 changed, how the 30-day right to cancel works and what to do if you already signed.
The short answer
Yes, in most cases. Pennsylvania's Act 52 of 2024 gives a homeowner who signs a wholesale contract the right to cancel it until midnight of the 30th day after signing, or until closing, whichever comes first. If the contract is missing the disclosures the law requires, you can cancel anytime before closing. You can't be made to waive that right.
This is general information, not legal advice. If you've signed something and you're unsure, talk to a Pennsylvania real estate attorney.
Is wholesaling legal in Pennsylvania?
Yes, but it's no longer a gray area. Act 52 of 2024 was signed July 8, 2024 and took effect in January 2025. It amended the Real Estate Licensing and Registration Act to define a "wholesale transaction": promoting the sale of an equitable interest in a home, intending to assign or sell that interest for a fee, without ever taking title.
That activity now falls under real estate licensing rules, which generally means a wholesaler needs a Pennsylvania real estate license and has to follow the same disclosure rules as other licensees, including disclosing their own interest in the deal in writing.
What a wholesale contract has to tell you
Under Section 610 of the Act, a wholesale contract has to prominently include:
- A statement that it's a wholesale transaction, and that the buyer plans to assign or sell their interest for a fee without taking title.
- A statement that you can get an appraisal from a certified appraiser, talk to a real estate agent not tied to the wholesaler's broker, or hire an attorney, before or after signing.
- A statement that you can cancel until midnight of the 30th day after signing, or until closing, whichever comes first.
- A statement that any payments you made get refunded within ten business days after they receive your cancellation.
How to cancel, step by step
- Find the date you signed. Count 30 days from there.
- Write a short notice saying you're canceling the agreement, with the date you signed it and your signature.
- Send it by certified mail with return receipt, or by email or hand delivery where you get a receipt. The notice counts on the date it's postmarked, sent or handed off.
- Keep copies of everything. Any money you paid has to come back within ten business days, along with an acknowledgment that the contract is void.
You aren't liable for any damages for canceling under this section.
Before you sign, compare
Cash buyers and wholesalers aren't the bad guys, and speed is worth something. But their job is to buy as low as possible. The 7-Day Stress-Free Home Sale puts your home in front of many buyers at once, including cash buyers and investors, so they compete. You always reserve the right to accept, reject, or negotiate any offer, and there's $0 cost or obligation to explore it.
Read more: cash buyers aren't the bad guys, but... and 7-day sale vs an instant cash offer.
Prefer to talk? Call or text (717) 510-1452.
eXp Realty office (888) 397-7352 x1034
Common questions
Is wholesaling legal in Pennsylvania?
Yes, but it's regulated. Since Act 52 of 2024 took effect in January 2025, promoting the sale of an equitable interest in a home you don't own counts as a wholesale transaction under the Real Estate Licensing and Registration Act, which generally means the wholesaler needs a Pennsylvania real estate license and has to include specific disclosures in the contract.
How long do I have to cancel a wholesale contract in PA?
If the contract has all the required disclosures, you can cancel until midnight of the 30th day after you signed it, or until closing, whichever comes first. If the required disclosures are missing, you can cancel anytime before closing.
How do I cancel?
Send written notice by certified mail with return receipt, or another delivery method where you get a receipt, including email or hand delivery. Keep your receipt. Any money you paid has to be refunded within ten business days.
Can a wholesaler make me waive the right to cancel?
No. The law says the right to cancel can't be waived, and you aren't liable for damages for using it.
How do I know if my buyer is a wholesaler?
Look for an assignment clause, language like 'and/or assigns', or a buyer who says they'll 'bring in a partner'. A compliant wholesale contract has to say plainly that it's a wholesale transaction. If you aren't sure, ask the buyer directly whether they plan to close and take title themselves.
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Prefer to talk? Call or text (717) 510-1452, eXp Realty office (888) 397-7352 x1034.