Recently, I assisted a well-respected real estate attorney with preparing a Petition to establish a conservatorship for blighted property. I wanted to dig deeper into the overall impact of the PA Act 135 and was inspired by the real time impact this legislation provides to our communities in all Counties throughout the Commonwealth.
Affordable housing remains one of the most pressing challenges facing communities across Pennsylvania. Rising rents, stagnant wages, and a lack of quality housing stock continue to push low- and middle-income families to the margins. While public policy has long recognized the need to expand access to affordable housing, a powerful yet often overlooked tool in Pennsylvania’s legal toolkit—Act 135 of 2008, also known as the Abandoned and Blighted Property Conservatorship Act—offers a promising pathway for community renewal.
At its core, Act 135 empowers individuals, nonprofits, and municipalities to take legal action to reclaim and rehabilitate abandoned and blighted properties. These structures—often left vacant for years—can attract crime, reduce nearby property values, and hinder neighborhood revitalization efforts. Under Act 135, a court may appoint a conservator, typically a nonprofit developer or community group, to take control of a property, stabilize it, and return it to productive use.
The Chester County, Pennsylvania Recorder of Deeds recognized a successful rehabilitation project completed by The Housing Partnership of Chester County (HPCC) which transformed and revitalized a home and made an addition to the County’s affordable housing inventory. See, Diane O’Dwyer, Housing Partnership of Chester County: Providing Affordable Homes One Property at a Time, Good Deeds Vol. 43, July 2025.
But what does this have to do with affordable housing?
Act 135 provides a rare opportunity to repurpose neglected properties into affordable homes. In many cities and towns, the housing stock exists, but it's in disrepair. These blighted homes, when restored under the Act, can be transformed into safe, livable, and affordable housing options for working families, seniors, and individuals with fixed incomes.
The conservatorship process not only addresses the physical decay of neighborhoods but also enables local stakeholders to lead the charge. Community development corporations (CDCs), mission-driven nonprofits, and local governments are uniquely positioned to turn these properties into assets. By leveraging grants, low-interest loans, or partnerships with affordable housing developers, conservators can ensure these revitalized homes are not just sold to the highest bidder but preserved for those who need them most.
The impact is twofold: blight is eliminated, and affordable housing supply increases, all without major new construction or displacement. Furthermore, Act 135 conservatorship can act as a catalyst, spurring broader investment and engagement in communities that have long been overlooked.
However, the use of Act 135 is not without challenges. The legal process can be slow and requires thorough documentation to prove abandonment and blight. Additionally, funding for rehabilitation must be secured upfront, which can be a barrier for some groups. Still, with the right partnerships and support, conservatorship can be a game-changer in areas struggling with housing insecurity and neighborhood decline.
To fully realize its potential, more awareness and education are needed around the use of Act 135. Policymakers, advocates, and housing professionals should work together to streamline the process, provide technical assistance, and expand access to capital for community-based conservators.
In an era of growing housing need, creative solutions are essential. Pennsylvania’s Act 135 isn’t just a legal remedy—it’s a tool for justice, equity, and renewal. When used strategically, it can help bridge the gap between abandoned buildings and the affordable homes that Pennsylvanians so urgently needed.
Your legacy can go beyond family, it can strengthen your community too. Let’s discuss how estate planning and Act 135 create lasting impact.
For Informational Purposes only and not for legal or tax advice.
Marie Feindt is the Planning Specialist – Estate Attorney at Members’ Wealth, a boutique wealth management firm that offers a comprehensive and holistic approach to serving individuals, families, business owners, and institutions. The firm’s goal is to preserve and grow its clients’ wealth to endure over time, while thoughtfully evolving its strategy to suit an ever-changing world. With over 20 years of estate planning experience, Marie and the Members’ Wealth team thrive on bringing clarity and confidence to clients’ unique situations. She believes everyone, young adults and older, need the essential documents to conserve and preserve and transfer assets accumulated during lifetime to the next generation.
Marie received her JD from Widener University School of Law, her bachelor’s degree from Penn State University, University Park and is currently enrolled in the Villanova University Charles Widger School of Law Graduate Tax Program.
Marie is an Adjunct Faculty at the Villanova University College of Professional Studies Paralegal Professional Certificate Program where she teaches Estates & Trusts and Civil Procedure & Litigation and Torts & Personal Injury Law.
Marie volunteers for a monthly legal clinic at The Salvation Army in Chester, PA facilitated by the Christian Legal Clinic of Philadelphia. She has served on the Women’s Commission of Delaware County and as a Board Member for the Delaware County Literacy Council.
Marie enjoys biking, reading, yoga and walking in her free time with her husband and three children.
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