The Real Estate Law Group

The Real Estate Law Group Clarity In Every Transaction. Smarter Deals. Better Outcomes! Attention Buyers, Sellers and Investors! The Property Problem Solvers! Leslie A. Margolies, Esq.

Schedule Your Free Consultation Today About How To Manage Risk In Real Estate Transactions. The Real Estate Law Group provides affordable legal representation for people with property problems. We offer flat fees and sliding scale fees based upon your financial circumstances. Our areas of expertise as civil litigators include actions for ejectment, breach of real estate contract litigation, complaints to partition disputed property, landlord-tenant disputes and other real estate related litigation. As licensed Realtors, we also handle real estate transactions such as for-sale-by-owner transactions, family deed transfers and representation of first-time home buyers and newbie real estate investors. As buyer advocates, we represent the best interests of our clients in every transaction. We also excel in the drafting of legal documentation (such as bylaws, buyout agreements, cohabitation agreements, contracts, deeds, joint venture agreements, leases, operating agreements and partnership agreements). And finally, after over three decades of practicing law, we enjoy helping others learn. We provide landlord coaching, teach online classes at Landlord College and provide free consulting for real estate investors through a monthly online meet-up group. Attorney | Realtor | Landlord Coach

RENT INCREASE? PUT IT IN WRITING. 🏠If you’re a landlord planning to increase rent, don’t just focus on the new amount. T...
09/25/2026

RENT INCREASE? PUT IT IN WRITING. 🏠

If you’re a landlord planning to increase rent, don’t just focus on the new amount. The notice should clearly explain the current rent, new rent, effective date, and any applicable renewal or response deadlines.

Before sending a rent increase notice, review your lease and make sure you’re following the state and local requirements that apply to your property. Notice and delivery rules can vary depending on where the rental is located.

A clear, professional notice can help avoid confusion and keep the landlord-tenant relationship on solid footing.

Landlords: when was the last time you reviewed your lease and rent-increase process?

For general informational purposes only. Not legal advice.
-----------
Leslie A. Margolies, Esq.
The Real Estate Law Group

CLARITY IN EVERY TRANSACTION.
SMARTER DEALS. BETTER OUTCOMES.

Office: 215-904-3006
Email: [email protected]

CLOSING WITHOUT POSSESSION: THE RISKS AGENTS NEED TO UNDERSTANDClosing is not always the finish line. Sometimes, it is w...
09/24/2026

CLOSING WITHOUT POSSESSION: THE RISKS AGENTS NEED TO UNDERSTAND

Closing is not always the finish line. Sometimes, it is where an expensive new problem begins.

I have seen multiple situations in which buyers took title to a property without fully understanding the risks of allowing a seller, tenant, or other occupant to remain after settlement.

In one case, a short-term seller leaseback was not properly documented or adequately secured. What was expected to be a brief post-settlement occupancy turned into a lengthy legal process to recover possession—along with substantial lost rent, storage costs, and legal fees.

In another, an investor purchased a property without clear documentation identifying the existing occupants or establishing the terms of their tenancy. The buyer acquired the property, but not the immediate right to occupy it.

These situations are an important reminder: agents and brokers need to understand more than how to get a transaction to the closing table. They must also know how to identify and address possession risks before their clients close.

Before settlement, ask:

🏠 Who will actually occupy the property after closing?

đź“„ Is there a properly drafted lease or post-settlement occupancy agreement?

đź’° Is enough money being held in escrow to encourage timely surrender and cover potential losses?

🔑 Exactly when and how must possession be delivered?

👥 Does anyone else have—or claim—the right to occupy the property?

⚖️ What legal process will be required if an occupant refuses to leave?

Never assume that receiving the deed means receiving the keys—or an empty property.

Protecting the client means thinking beyond closing and making sure the right to possession is clearly documented, adequately secured, and realistically enforceable.

Better education for real estate professionals can help prevent these costly problems before they begin.

Clarity in Every Transaction. Smarter Decisions. Better Outcomes.
-----------
Leslie A. Margolies, Esq.
The Real Estate Law Group

CLARITY IN EVERY TRANSACTION.
SMARTER DEALS. BETTER OUTCOMES.

Office: 215-904-3006
Email: [email protected]

GENERAL WARRANTY DEED VS. SPECIAL WARRANTY DEED🏠 General Warranty Deed: Generally provides the buyer with broader protec...
09/23/2026

GENERAL WARRANTY DEED VS. SPECIAL WARRANTY DEED

🏠 General Warranty Deed: Generally provides the buyer with broader protection against title defects, including certain claims arising from before the seller owned the property.

🏠 Special Warranty Deed: Generally provides more limited protection, typically covering title issues that arose during the seller’s ownership.

Why does it matter? Because the type of deed can affect the level of protection you receive as a buyer.

Don’t sign simply because “that’s how the deal is done.” Know what you’re getting, understand the risk, and ask the right questions.

General information only. Not individualized legal advice.
-----------
Leslie A. Margolies, Esq.
The Real Estate Law Group

CLARITY IN EVERY TRANSACTION.
SMARTER DEALS. BETTER OUTCOMES.

Office: 215-904-3006
Email: [email protected]

🏠 WHY A “STANDARD” LEASE MAY NOT PROVIDE THE PROTECTIONS YOUR RENTAL PROPERTY NEEDSThe Pennsylvania Association of Realt...
09/21/2026

🏠 WHY A “STANDARD” LEASE MAY NOT PROVIDE THE PROTECTIONS YOUR RENTAL PROPERTY NEEDS

The Pennsylvania Association of Realtors® (PAR) “standard” lease is intentionally neutral—its neither landlord-friendly nor tenant-friendly. PAR represents professionals on both sides of rental transactions, so its form must be broadly acceptable. The same is generally true of standard association leases throughout the country.

That is not a criticism of PAR. But because it is neutral by design, it does not protect the landlord as much as the law permits.

Plus, although the PAR lease includes disclosures required by Pennsylvania state law, it does not include those required locally. Philadelphia, for example, imposes additional requirements. Noncompliance may interfere with a landlord’s ability to obtain possession or recover all amounts claimed.

A landlord seeking stronger protection should consider a lease custom-drafted by a real estate attorney knowledgeable about landlord-tenant law. It may address:

• Unacceptable tenant behavior and its consequences
• Mediation of nonmonetary disputes, including improperly documented assistance animals
• Unauthorized occupants, animals and alterations

• Access for inspections, maintenance and repairs without requiring the tenant’s presence
• Clearly defined tenant maintenance duties
• Mandatory renter’s insurance
• Habitually late rent, early-payment incentives and credit reporting
• Security-deposit deductions beyond physical damage
• Deductions during the tenancy and replenishment requirements
• Mandatory municipal disclosures
• Clear nonrenewal and surrender procedures
• Property left after a tenant’s death, incarceration or departure
• Attorney’s fees, enforcement costs and other lawful remedies

It is a serious mistake to assume a “standard” lease provides every protection the law allows. Many protections must be deliberately drafted for the particular landlord, property and jurisdiction. I personally created customized, copyright-protected provisions addressing the risks above.

Your lease should reflect how you operate your property and anticipate reasonably foreseeable problems before they arise.

For general informational purposes only. Not legal advice.
-----------
Leslie A. Margolies, Esq.
The Real Estate Law Group

CLARITY IN EVERY TRANSACTION.
SMARTER DEALS. BETTER OUTCOMES.

Office: 215-904-3006
Email: [email protected]

SELLING AN INHERITED PROPERTY IS OFTEN MORE COMPLICATED THAN A TRADITIONAL SALESelling an inherited property can be more...
09/19/2026

SELLING AN INHERITED PROPERTY IS OFTEN MORE COMPLICATED THAN A TRADITIONAL SALE
Selling an inherited property can be more complicated than simply calling a Realtor and putting a “For Sale” sign in the yard.

Before an estate property is sold, several legal and practical issues may need to be addressed:

🏠 1. Make sure the estate has authority to sell the property.
The estate may first need to be properly probated and a personal representative appointed before anyone has legal authority to sign an agreement of sale or deed.

👨‍👩‍👧‍👦 2. Determine who has an interest in the property.
All heirs and beneficiaries need to be identified, and disagreements should be addressed early. Depending upon the circumstances, renunciations, consents or other estate documents may be required.

đź’° 3. Handle family buyouts carefully.
Sometimes one sibling or heir wants to keep the property and buy out the others. The parties should agree in writing on value, financing, deadlines, responsibility for expenses and what happens if the proposed buyout does not close.

đź“‹ 4. Disclose what is known about the property.
Even when heirs have not lived in the home for years, they may know about prior leaks, repairs, structural problems, environmental conditions or other issues. Appropriate disclosures can help protect both the estate and the beneficiaries from later claims.

🔍 5. Identify liens, mortgages and other property obligations.
Mortgages, municipal liens, judgments, unpaid utilities, taxes and other claims can affect what the estate actually receives from the sale.

đź’µ 6. Plan for taxes before distributing the proceeds.
Potential inheritance, estate, income, capital gains, transfer or other tax obligations should be evaluated before all of the sale proceeds are distributed. When appropriate, sufficient funds should be held in escrow or reserve until those obligations are determined.

🔑 7. Address possession and personal property.
If an heir, tenant or other occupant is living in the property—or if the house still contains furniture and personal belongings—the estate should determine who is responsible for removing those items and delivering possession at closing.

đź“„ 8. Make sure the contract protects the estate.
The agreement of sale should accurately identify the seller, the authority of the personal representative, the condition of the property and any limitations on the estate’s representations.

Inherited real estate often involves probate law, real estate law, family dynamics and tax considerations all at the same time. Addressing those issues before the property is listed can make the eventual sale much smoother.

Contact The Real Estate Law Group before you list it so the legal, title, family, disclosure and tax issues can be addressed upfront. Schedule a consultation today.

The Real Estate Law Group
Clarity In Every Transaction. Smarter Decisions. Better Outcomes.

This post is for general informational purposes only and is not legal or tax advice.
-----------
Leslie A. Margolies, Esq.
The Real Estate Law Group
CLARITY IN EVERY TRANSACTION.
SMARTER DEALS. BETTER OUTCOMES.
Office: 215-904-3006
Email: [email protected]

🏠 LANDLORD INSURANCE VS. RENTERS INSURANCE: WHY BOTH MATTERHaving insurance on your rental property doesn’t necessarily ...
09/18/2026

🏠 LANDLORD INSURANCE VS. RENTERS INSURANCE: WHY BOTH MATTER

Having insurance on your rental property doesn’t necessarily mean your tenant’s belongings or negligence are covered. Landlord insurance and renters insurance serve different purposes, and having both can help reduce coverage gaps when something unexpected happens.

For landlords, one simple step can make a big difference: consider making renters insurance a clear requirement in the lease and verify coverage throughout the tenancy.

A little preparation upfront can help prevent bigger financial and legal headaches later.

For general informational purposes only. Not legal or insurance advice.
-----------
Leslie A. Margolies, Esq.
The Real Estate Law Group

CLARITY IN EVERY TRANSACTION.
SMARTER DEALS. BETTER OUTCOMES.

Office: 215-904-3006
Email: [email protected]

A LANDLORD’S GUIDE TO CO-SIGNERSA co-signer can provide an added layer of security when renting out a property, but simp...
09/17/2026

A LANDLORD’S GUIDE TO CO-SIGNERS

A co-signer can provide an added layer of security when renting out a property, but simply having someone sign the lease isn’t enough.

Before accepting a co-signer, landlords should consider:

✔️ Verify their financial strength
✔️ Clearly define their obligations
✔️ Put the agreement in writing
✔️ Know exactly what the co-signer is responsible for
✔️ Make sure the agreement is legally enforceable

The goal isn’t just to have another signature. It’s to have an agreement that actually protects the landlord.

When it comes to real estate, don’t assume. Know what you’re signing.
————————————
Leslie A. Margolies, Esq.
The Real Estate Law Group

CLARITY IN EVERY TRANSACTION.
SMARTER DEALS. BETTER OUTCOMES.

Office: 215-904-3006
Email: [email protected]

MAY A LANDLORD INDEFINITELY WITHHOLD A SECURITY-DEPOSIT ACCOUNTING IF THE TENANT EVENTUALLY PROVIDES A FORWARDING ADDRES...
09/16/2026

MAY A LANDLORD INDEFINITELY WITHHOLD A SECURITY-DEPOSIT ACCOUNTING IF THE TENANT EVENTUALLY PROVIDES A FORWARDING ADDRESS?

Pennsylvania law generally requires a residential landlord, within 30 days after termination of the lease or surrender and acceptance of the property, to provide the tenant with:

đź“„ A written, itemized list of claimed damages; and
đź’° The balance of the security deposit remaining after permissible deductions.

But there is an important qualification. Under 68 P.S. § 250.512(e), a tenant’s failure to provide a new address in writing upon termination or surrender may relieve the landlord from liability under the security-deposit statute.

Does that mean the landlord may keep the deposit indefinitely—even after the tenant eventually provides a written forwarding address and demands its return?

Not necessarily.

Pennsylvania appellate decisions suggest that courts may look beyond the technical failure to provide an address and consider why the landlord actually withheld the deposit.

In Nitardy v. Chabot, the Superior Court declined to apply the forwarding-address defense where the landlord later received the address, remained in contact with the tenants, and was not withholding the deposit because he did not know where to send it.

The distinction may be especially important in these two situations:

🔨 The landlord has legitimate deductions.
If the tenant caused actual damage, owes rent, or breached another lease obligation, the landlord may have a substantive basis for retaining some or all of the deposit. The landlord should still document those deductions carefully and provide an itemized accounting as soon as a written address becomes available.

đźš« The landlord has no reasonable deductions.
The missing forwarding address should not automatically become a license to keep money the landlord knows belongs to the tenant. Once the landlord receives a written address and an unequivocal demand for payment, continuing to retain the entire deposit without an accounting becomes much harder to justify.

A late forwarding address does not clearly restart Pennsylvania’s original 30-day statutory period, and a tenant who fails to provide the address promptly risks losing the statutory claim for double damages.

But that does not necessarily mean the landlord acquires permanent ownership of the deposit—or may continue withholding it months after learning exactly where it should be sent.

The safest practices remain straightforward:

âś… Tenants should provide a forwarding address in writing at or before move-out and keep proof of delivery.

âś… Landlords should timely document legitimate deductions and should not treat the absence of an address as an opportunity to indefinitely retain an otherwise refundable deposit.

A security deposit is security for actual obligations. It is not an automatic move-out payment to the landlord.
-----------
Leslie A. Margolies, Esq.
The Real Estate Law Group

CLARITY IN EVERY TRANSACTION.
SMARTER DEALS. BETTER OUTCOMES.

Office: 215-904-3006
Email: [email protected]

Address

630 Freedom Business Center Drive, 3rd Floor
King Of Prussia, PA
19406

Opening Hours

Monday 9am - 5pm
Tuesday 9am - 5pm
Wednesday 9am - 5pm
Thursday 9am - 5pm
Friday 9am - 5pm

Telephone

+12159043006

Website

Alerts

Be the first to know and let us send you an email when The Real Estate Law Group posts news and promotions. Your email address will not be used for any other purpose, and you can unsubscribe at any time.

Shortcuts

Share