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Filing for Landlord Tenant Judgments in Pennsylvania


You spent months getting to the finish line. You have filed landlord tenant complaints. Possibly even provided a 10 day or 30 day notice. The tenant has been served. You have a hearing.  You have obtained a judgment. And then what??

In many cases, that may be the end of the road. The tenant may have moved out and it may not be worthwhile pursuing anything further. Or, maybe you can check into wage garnishment.  Or, if you simply want to file a judgment and put it on record, THAT is what this video is about.

In this video, I share the next steps for after you have obtained your judgment from the Magistrates office.

To summarize, here are the basic steps you'll need to do:

1) Obtain a judgment at the local magistrates office.

2) Wait, i believe it was 10 days.

3) Go back to magistrates office and obtain a certified transcript of the judgment. (fancy words for a stamped copy)

4) Take the transcript to the county Prothonotary's office

5) Do what they tell you. 🙂

That's it. 🙂 Fairly easy process.  Getting there...probably not so much so. haha.

Hope you enjoyed the video.


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  1. Hello Brandon,

    I want to commend you on your ability to keep a level head during this economic downturn. The cascading effect of the state level shutdown is unfortunately too much for some investors to handle.

    What is your strategy to conserve liquidity, while beginning the eviction litigation process?

    I’d like to meet up with you at Giannilli’s 2 in the future. I currently live at Brookside Apts on Georges Station Rd. I’m 24 Yrs Old and very green at residential real estate investing, but hearing your message, opens my eyes to working with you and at minimum conversing about this excellent investment instrument.

    The best to you,
    Brandon Ruzzi

    1. Hey Brandon!
      thanks for the comment.
      Have to admit, not sure how level headed I’ve been through everything, but this is turning out to be not too bad afterall.
      regarding your question: strategy to conserve liquidity, while beginning the eviction process.
      Hey, i’m not positive i fully understand the question, but, basically, it sounds like, how do you keep as much money while we are at the beginning stages of evicting somebody.
      if so, during this pandemic, my strategy…may simply be to offer money. Right now, with eviction moratoriums running rampant and looking at the possibility of not getting any “relief” and being allowed to evict non-paying tenants, you may want to offset your losses, and literally offer somebody money to move.
      Other than that, if you are looking to move through the process…I would say time is of the essence. Evict them as fast as possible in order minimize losses.
      Happy Investing,
      PS. Perhaps I’ll make a video to better explain some thoughts on it.

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