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HB 556

An Act amending Title 65 (Public Officers) of the Pennsylvania Consolidated Statutes, in ethics standards and financial disclosure, prohibiting certain transportation, lodging, hospitality, cash and gifts and further providing for statement of financial interests.

2025-2026 Regular Session Introduced by Elizabeth Fiedler and 13 co-sponsors

Codifies tenancy in common rules into statute, clarifying cotenant rights, duties, and partition remedies for owners, heirs, and trustees.

Referred to State Government
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WeVote Research Nonpartisan
Bill Summary · HB 556

Summary — HB 556: Tenancy in Common / E‑Notary / Small Claims Changes

Status (latest): Introduced Nov 12, 2024; withdrawn from committee / reported as indefinitely postponed (house status updated 05/06/2025). This summary is based on the bill text and legislative history filed with the House (commonly titled “Tenancy in Common / E‑Notary / Small Claims Changes”).

Purpose / Intent

HB 556 is a multi‑topic bill that (1) codifies and modernizes the law governing tenancy in common (co‑ownership of real property); (2) updates notary public rules (including electronic/remote notarization provisions requested by the Secretary of State); and (3) changes procedural rules in small claims and summary ejectment cases (timing for appeals and authorized litigation costs). The bill also addresses local government preemption regarding source‑of‑income rental rules.

Key provisions

  • Tenancy in Common (new statutory Article)

    • Defines terms such as “actual ouster” and “constructive ouster,” with a 20‑year presumption framework for constructive ouster when certain conditions are met.
    • Clarifies how a tenancy in common is created (by conveyance language or, in some cases, by operation of law).
    • Establishes basic rights and duties of cotenants: each cotenant has a right to possession; possession by one is generally possession by all (limits on actions between cotenants absent ouster).
    • Sets rules for rents and profits (pro rata sharing), accounting remedies for unequal receipts, and reimbursement/contribution rules for necessary repairs, taxes, and encumbrances.
    • Addresses improvements: no automatic right to contribution for non‑repair improvements, but provides remedies in partition (credit for value added or allocation of improved portion).
    • Provides procedures for partition, accounting, and related remedies (quiet title, etc.)—codifying and clarifying common‑law doctrines into statute.

  • Notary Public / E‑Notary changes

    • Amends North Carolina’s notary statutes to incorporate changes requested by the Secretary of State, including provisions enabling or clarifying electronic/remote notarization practices (exact technical details are in the bill text).
    • Modernizes certain notary administrative and procedural requirements to reflect electronic workflows.

  • Small Claims and Summary Ejectment

    • Clarifies what litigation costs are authorized in summary ejectment (eviction) proceedings.
    • Establishes the small claims appeal period to begin when a judgment is rendered (rather than a different trigger), clarifying appellate timing for parties.

  • Local ordinance preemption (landlord/tenant)

    • Prohibits counties and municipalities from adopting ordinances/rules that would bar landlords from refusing to rent based on a tenant’s lawful source of income when that source includes federal housing assistance—i.e., limits local restrictions that would compel acceptance of federally‑sourced rental assistance.

Who is affected

  • Property owners and cotenants (tenancy in common) — owners, heirs, trustees, estate planners.
  • Landlords and tenants — eviction procedure and local ordinance preemption.
  • Notaries public and entities using notarizations — especially those relying on electronic/remote notarization.
  • Courts and attorneys — new statutory causes of action, procedural timing, and remedies.
  • Local governments — constrained from adopting certain source‑of‑income tenant protections.

Procedural / Timeline notes

  • Introduced Nov 12, 2024. Public hearings and committee activity occurred (testimony recorded 04/03/2025). According to available legislative actions, the bill was later withdrawn from committee and reported “indefinitely postponed” as of 05/06/2025. If reintroduced or revived, final statutory language and effective dates would depend on subsequent legislative action.

Note: This summary synthesizes the bill’s principal provisions as drafted. Consult the bill text for precise statutory language and for any cross‑references or technical amendments.

Compiled from official sources — confirm details with the bill’s official record.

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