When it comes to real estate closings in Pennsylvania, most title companies know to request a property tax certificate. But what happens when that certificate is already outdated before the ink dries on the closing documents?
Welcome to the world of interim tax bills and post-certification reassessments—two of the most underappreciated risks in Pennsylvania’s fragmented property tax system.
Interim tax bills are issued after a property undergoes reassessment, often due to:
These bills are not reflected in the original tax certificate because they are generated after the assessment office updates the property’s value—which can happen weeks or even months after the certificate is issued.
Imagine this: You close a transaction with a clean tax certificate dated June 1. On July 15, the county issues an interim bill for $3,200 due to a reassessment triggered by a recent renovation. The buyer, unaware of this new liability, receives the bill and calls the title company—angry and confused.
Now you're dealing with:
And in some cases, title insurers may not cover these interim liabilities if they weren’t disclosed or anticipated during the closing process.
Pennsylvania’s decentralized tax structure means each county—and sometimes each municipality—handles reassessments differently. Some issue interim bills quarterly, others semi-annually. Some notify property owners directly, while others rely on third-party collectors.
This inconsistency makes it nearly impossible for title companies to track reassessment activity without boots-on-the-ground knowledge or a dedicated tax investigation partner.
To avoid reassessment-related surprises:
Don’t let interim bills derail your next closing. Contact COCRS today to ensure your property tax data is complete, current, and risk-free.
👉 Reach out now and let’s make your next Pennsylvania closing your smoothest yet.