Selling this spring and hearing about Use and Occupancy inspections? You are not alone. Many towns in Montgomery County and nearby Bucks and Chester handle U&O differently, which can feel confusing when you just want a smooth closing. In this guide, you will learn what a U&O is, when it is required, what inspectors check, typical costs and timelines, and how to prepare so you avoid delays. Let’s dive in.
What a U&O is
A Use and Occupancy inspection confirms that a property is safe and suitable for its intended use under local codes. It focuses on safety, habitability, and compliance with building, fire, plumbing, and electrical standards.
In Pennsylvania, rules are based on the statewide Uniform Construction Code and enforced locally by each township or borough. That means requirements vary across Montgomery County and nearby areas. Understanding your specific municipality’s rules is essential.
Why it matters: if your town requires a U&O before transfer, missing it can delay closing, trigger required repairs, or create fines. Even where not required, a buyer or lender may ask for it.
When you need one
Municipalities may require a U&O for:
- New construction or additions
- A change of use, such as adding an accessory unit
- A change of ownership or occupancy in some towns
- Rental or business licensing in certain cases
- Converting basements or attics to living space
- When code enforcement sees potential violations or unpermitted work
Each municipality sets its own triggers. Some only require U&O for new construction or changes of use. Others require it for any sale or transfer. Buyers or lenders may also request proof of habitability.
What inspectors check
While the exact checklist varies by town, inspectors commonly review:
- Smoke and carbon monoxide alarms for proper placement and function
- Safe exits: operable doors and windows, clear paths, and egress where required
- Stairs, handrails, guardrails, and general safety
- Visible structural issues, such as major cracks or sagging
- Electrical safety: visible hazards, accessible panels, and GFCI in kitchens, baths, and exterior areas
- Plumbing: working fixtures and no visible leaks
- HVAC: safe and operable heating and required ventilation
- Fire safety in multi-unit buildings, including proper separations and doors
- Sanitation and habitability, such as addressing refuse or infestation
- Verification that significant renovations were permitted and inspected
- Exterior elements that impact safety, such as decks and exterior stairs
Process and timeline
Here is the typical sequence:
- Apply with your local building or code office and pay the fee.
- Schedule the inspection and provide access during business hours.
- Receive one of three outcomes:
- Approval and a certificate or signed report
- Conditional approval with required corrections
- Denial with a list of violations to fix before reinspection
- If permits are needed for corrections, obtain them, complete the work, and schedule reinspection.
Common timelines:
- Scheduling: 1 to 4 weeks, depending on workload. Spring can run longer.
- Repairs and reinspection: a few days to several weeks, depending on scope and permitting.
- Overall: 2 to 6 weeks when straightforward. Complex or permitted work can take longer.
Fees and repairs
Municipal U&O fees vary by town and property type. Many fall in the low to mid hundreds of dollars. Multi-unit properties may cost more. You should also plan for any contractor costs and permit fees if work is required.
Who pays for repairs is negotiable. If a municipality requires corrections, sellers often handle them before closing, or you can negotiate a credit or escrow.
Seller prep checklist
Get ahead of the inspection with these steps:
- Confirm your municipality’s rules and timing with the local code office.
- Gather documents: past Certificates of Occupancy, permits for renovations, and any prior reports.
- Turn on utilities for the inspection.
- Consider a pre-listing check by a licensed home inspector or contractor.
- Complete common safety fixes:
- Install and test smoke and CO alarms per current placement guidelines
- Secure handrails and guardrails
- Ensure egress windows open freely where required
- Replace missing outlet covers and add GFCI where needed
- Fix visible leaks and confirm fixtures work
- Replace burned-out bulbs and ensure safe lighting at entries and exterior stairs
- Clear clutter and keep exits unobstructed
- Repair damaged steps, decks, and loose exterior elements
- Keep receipts, permits, and closure documents ready for the municipality and buyers.
If you fail inspection
A failed or conditional inspection is common and fixable. Here is how to move forward:
- Review the violation list and separate quick fixes from items that need permits or licensed trades.
- Apply for any required permits before doing work.
- Schedule contractors promptly and plan for reinspection time.
- Share a realistic timeline with buyers. If work may push past closing, discuss a repair escrow or credits in the contract.
Multi-unit and unpermitted work
Multi-unit properties often face additional checks, such as fire separations and landlord-tenant safety requirements. If major renovations were done without permits, the municipality may require after-the-fact permits and corrections. This can expand cost and time, so address it early.
Spring timing tips
Spring is busy for inspectors. Build in extra lead time.
- 6 to 8 weeks before listing: verify municipal rules, order a pre-listing inspection, and gather prior permits and COs.
- 4 to 6 weeks before listing: submit the U&O application if required, book the municipal inspection, and start minor fixes.
- 2 to 4 weeks before listing: complete repairs, close permits if needed, and allow for reinspection.
- Before accepting offers: have clear documentation of U&O status and completed work, or set realistic contingencies.
How we help
The right planning turns U&O from a hurdle into a timeline advantage. As a boutique, listing-focused team, we help you simplify the process while protecting your sale timeline and price. Our end-to-end transaction management can:
- Confirm local requirements and scheduling expectations
- Coordinate pre-listing checks and common safety fixes
- Recommend trusted local trades for fast, compliant repairs
- Keep your documentation organized for the municipality and buyer
- Structure contract timelines, credits, or escrow to keep your closing on track
Ready to sell with less stress and better results? Connect with The Coonahan Team for a tailored plan to prepare, price, and market your home.
FAQs
Is a U&O required for every Montgomery County home sale?
- No. Requirements vary by township or borough. Some require a U&O on transfer, while others only require it for new construction, a change of use, or rentals.
How long does a U&O take from start to finish?
- Many sellers see 2 to 6 weeks from application to final certificate. Scheduling is often 1 to 4 weeks, with repair time varying by scope.
What happens if my property fails the U&O inspection?
- You will receive a list of violations. Fix the items, obtain permits as required, and schedule reinspection. Complex work may extend timelines.
Who pays for U&O-required repairs at sale?
- It is negotiable. Sellers often handle repairs to meet municipal requirements, or you can use credits or escrow to close on time.
Can I close without a U&O if my town requires one?
- Usually not. If your municipality requires a U&O for transfer, a missing certificate can delay closing or trigger enforcement. Check local rules and your contract.
What do inspectors usually flag first?
- Common items include missing or nonworking smoke and CO alarms, GFCI protection in wet areas, loose handrails, obstructed egress, and minor leaks or electrical hazards.
