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September 2026

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CLEAR THE TITLE OF YOUR HOME

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The Register's Message: John P. Sabatina, Esq.

THIRTY-FIVE MILLION DOLLARS.

The Register of Wills office has helped Philadelphia families reclaim legal ownership of more than 200 homes with a combined monetary value of $35 million, all thanks to the work of our Title Clearance Unit (TCU).

I founded the TCU in 2024 to help families resolve so-called tangled titles. These are cases where the legal owners of the homes are deceased and the current residents are rightful heirs but have not established legal ownership. Tangled titles affect every neighborhood in the city.

The financial impact of our work has been massive. In addition to the home equity and generational wealth that families have been able to recapture, the TCU has generated about $750,000 in new revenue for the Commonwealth of Pennsylvania in the form of inheritance taxes.

It has taken us less than two years to build the TCU from scratch into a prolific public service program. And the program continues to grow, with about 100 titles cleared in 2026 alone.

These numbers highlight the tremendous potential of generational wealth. That's the money, property, and possessions you work hard to accumulate throughout your life. It's the wealth you want to leave behind for your children, your children's children, and other chosen heirs.

This month, as families across Philadelphia celebrate the final weeks of summer and look forward to the new school year, we are reminded that generational wealth -- much like education -- is fundamental for our children in their pursuit of the American Dream.

There are thousands of properties in the city where the deeded owners are deceased and the current residents are legal heirs.

With our help, these heirs can clear the title, obtain a new deed, and gain access to a multitude of financial benefits such as home equity, property tax relief programs, and home repair assistance.

The work of our TCU also benefits neighborhoods and Philadelphia as a whole. When residents have a true financial stake in their home, they want to take care of it.

Well-maintained homes promote community stability and protect local property values. In turn, thriving communities support local businesses and strengthen the city's tax base.

Something we often say at the Register of Wills office is that the most affordable house is the one you already own. In that respect, our TCU has already been a huge win for affordable housing because it helps families take back legal ownership of homes they already have.

We are committed to growing the TCU to meet Philadelphia's substantial need. Visit our website or call 215-686-6262 for more information.

TCU Success Story:

Register of Wills Helps Grieving Parent Save Firefighter Son's Former Home

Deanna Henderson (second from right) receives a new deed from Register of Wills John P. Sabatina, Esq. (second from left) and Title Clearance Unit Director Myasia Williams (far right). Ms. Henderson's partner is also pictured.

In December 2022, Deanna Henderson received heartbreaking news that no parent should ever have to endure. Her son, a Philadelphia firefighter, passed away at just 36 years old.

As his closest relative, Ms. Henderson knew she would be the one to take care of his financial affairs, including the status of his Northeast Philadelphia house. Yet, in her time of grieving, much of the paperwork would have to wait.

Years later, the Philadelphia Register of Wills’ Title Clearance Unit (TCU) has helped Ms. Henderson finally obtain a new deed for her son’s former home using a process that the TCU has replicated for hundreds of tangled titles since late 2024, including almost 100 this year alone. In all, the TCU has helped heirs reclaim approximately $35 million in property value.

“It’s a relief. We can breathe now because it’s official now, you know,” Ms. Henderson says. “And I know that this is something that my son wanted.”

So far, the TCU has helped almost 700 impacted heirs obtain deeds for approximately 200 Philadelphia homes. To read more about Ms. Henderson's story and many other new homeowners, visit the Register of Wills on the web.

Title Clearance Unit by the Numbers

	Titles Cleared	Heirs Impacted	PA Inheritance Tax Collected	Combined Property Values
Nov-Dec 2024	4	16	$8,290.31	$1,229,400
2025	107	408	$404,497.90	$18,816,900
Jan-Jul 2026	88	266	$328,964.86	$14,709,000
Total	199	690	$741,753.07	$34,755,300

Titles Cleared by Council District

1st	2nd	3rd	4th	5th	6th	7th	8th	9th	10th
7	17	32	24	29	8	22	30	23	7

Marriage License Supervisor Honored at 2026 Vet Fest

Brylan VanArtsdalen has made a career of helping couples devote their lives to each other in marriage. But long before he became director of the Marriage License Unit for the Register of Wills and Clerk of Orphans Court, Brylan spent many years serving our country.

City Council President Kenyatta Johnson honored Brylan and about 40 other local veterans during the annual Vet Fest at City Hall. Among those joining the celebration were Brylan's wife and mother, as well as Register of Wills John Sabatina, who like Brylan served in the United States military.

Brylan served in the New Jersey Army National Guard from 2004 to 2011 with infantry and recruiting units. He has spent the last 12 years with the Register of Wills office.

"It was great to get an award in front of my family. It was unexpected and humbling to be up there with the other vets, especially on America's 250th," he said.

His two careers may seem very different, but they have a lot in common, like public service and engagement.

"Helping people get married makes me feel great. I especially like helping out other vets. They have a special place in my heart," he said.

City Council President Kenyatta Johnson and Register of Wills John Sabatina were among hundreds of well-wishers to honor Marriage License Unit Director Brylan VanArtsdalen during Vet Fest 2026 at City Hall.

Do You Owe Inheritance Taxes?

Here's What You Need to Know

Inheritance tax is a state-level tax on money, property, and possessions that are transferred from a deceased person to an heir. The amount of the tax bill is based on the monetary value of the assets and the relationship of the heirs to the decedent.

The inheritance tax amount is calculated by completing a Pennsylvania Inheritance Tax Return (Form REV-1500). All forms and payments can be submitted to the Register of Wills office or directly to the Pennsylvania Department of Revenue.

An Inheritance Tax Return must be filed for every person who dies with assets that may be subject to inheritance tax. Taxes are generally paid in a lump sum from the estate before inheritances are distributed to heirs.

In most cases, the executor or administrator of the estate will file the tax return and pay the taxes from the estate. In some cases, heirs (the people receiving the decedent's property) must file a return if any of the following is true:

1) The estate does not have an executor or administrator.

2) The executor or administrator does not file a return.

3) The executor or administrator does not report all of the decedent's property on the return.

Inheritance Tax Info

Wills 101 with John P. Sabatina, Esq:

What is

Probate?

The word probate literally means “to prove” a will.

A will is proved when it is declared legally valid by the Register of Wills, who can then approve the executor or executrix as the personal representative to administer the estate of the deceased person.

If someone dies without a will, their assets are distributed as directed by state law known as Intestate Succession. In those cases, the Register of Wills appoints an administrator for the estate.

A will allows YOU to decide who inherits your assets instead of the state

Visit our website for answers to more common questions.

Learn More

Register of Wills in the Community

Each day, Register of Wills John Sabatina and the Public Engagement team visit neighborhoods throughout the city to inform Philadelphians about the importance of having a will and the often-challenging process of resolving a deceased loved one's estate. We are committed to helping you in your time of need and providing you information you can use today. If you would like us to visit your organization or participate in an event, contact us at rowonline@phila.gov.