Due Diligence Checklist for Allegheny County Sheriff Sale Properties
A complete due diligence checklist for Allegheny County sheriff sale investors — title, liens, property condition, financials, and everything else before you bid.
Why Due Diligence Matters More at Sheriff Sales
At a traditional real estate closing, you have inspections, attorney review, and title insurance protecting you. At an Allegheny County sheriff sale, you buy as-is, sight unseen, with no contingencies. The deed is delivered as the sheriff found it — and anything you didn't check is now your problem.
This checklist is designed to uncover every meaningful risk before you bid. Work through it at least one week before each auction to give yourself time to act on what you find.
Remember: Allegheny County sheriff sales are held on the first Monday of every month. You typically have 3–4 weeks from list publication to auction day — use every day of that window.
The Complete Checklist
1. Title & Lien Research
Pull the full title history from the Allegheny County Recorder of Deeds (free online portal)
Search for IRS/federal tax liens — these SURVIVE sheriff sales and become your responsibility
Check for active municipal liens (water, sewer, demolition orders) beyond the one being collected
Verify the property type: Sci Fa Tax Lien sales may be advertised as 'Free & Clear' under the writ — a Sheriff's list label, not a title guarantee. Mortgage foreclosures are not advertised that way.
Run the parcel ID through AlleghenySheriffSales.com Financial Health tab to see all known liens cross-referenced with WPRDC data
Order a full title search or title commitment if liens are complex (cost: $200–$500, worth every penny)
2. Property Condition & Value
Drive by the property — look for boarded windows, foundation cracks, roof sag, fire damage
Check Google Street View for historical condition (may show older but useful condition data)
Pull the county assessment at the Allegheny County Real Estate portal: bedrooms, baths, year built, lot size
Run comparable sales (comps) within 0.5 miles in the last 6 months on Zillow, Redfin, or MLS
Order professional exterior photos via AlleghenySheriffSales.com if you can't visit in person
Estimate rehab costs conservatively — interior unknown properties should add a 20–30% contingency
Check the PLI (Bureau of Building Inspection) database for active violation or condemnation orders
3. Ownership & Occupancy
Confirm current owner name from the county assessor record matches the defendant on the sheriff list
Check if the property appears occupied (utilities on, curtains, mail in box, car in driveway)
If occupied, research Pennsylvania's eviction process timeline — sheriff sale buyers must evict via courts, not self-help
Check for active lease or rental agreements (tenants have rights even after a sheriff sale)
Look up owner's portfolio — do they own multiple properties? Are other properties in foreclosure too?
4. Legal & Court Status
Search PACER (federal bankruptcy court) for the owner's name — recent or pending bankruptcy filings will stay the sale
Check the Allegheny County Court of Common Pleas docket for any active civil case, injunction, or TRO
Look at the 'Comments' field in the sheriff sale list for NSM (No Service Made) notices — these often result in postponement
Verify the case has completed the required §3129.2 and §3129.3 notice requirements (service on occupants)
Review AlleghenySheriffSales.com status flags: bankruptcy, service_issue, missing_papers flags all indicate high postponement risk
5. Financial Underwriting
Calculate ARV (After Repair Value) from comparable sales
Estimate full rehab budget — break into categories: roof, HVAC, plumbing, electrical, cosmetic
Add all carrying costs: property taxes during rehab, insurance, utilities, finance charges
Calculate transfer taxes: PA = 2%, Allegheny County portion, municipal portion (often 4% total)
Add title insurance cost if getting a lender or owner's policy post-purchase
Apply your MAO formula: ARV × 70% − Rehab − Costs = Maximum Bid
Set a hard stop — write the number on paper and do not exceed it in the auction room
Apply what you've learned — search real Allegheny County sheriff sale properties.
⚠ Independent Service — Not Affiliated with the Allegheny County Sheriff's Office. AlleghenySheriffSales.com is an independent private data platform operated by Shibumi Enterprises. We are not affiliated with, endorsed by, or connected to the Allegheny County Sheriff's Office, Allegheny County government, or any of their departments, agencies, or affiliates. All data is sourced from publicly available records. For official information, visit alleghenycountypa.gov/sheriff.