Rule 410.Real Property Actions.

Adopted July 5, 1985 · Last amended December 30, 2016 · Last verified June 30, 2026

In one sentenceRule 410 governs service in actions involving real property, applying the general service rules to the defendant, adding service on any person in possession when the relief sought is possession or mortgage foreclosure, and providing for court-ordered service by publication, posting, or mail under Rule 430.

Full Text of Rule 410

Text sizeJump to: (a) (b) (c)

(a) In actions involving title to, interest in, possession of, or charges or liens upon real property, original process shall be served upon the defendant in the manner provided by Rule 400 et seq.

(b)

(1) If in an action involving an interest in real property the relief sought is possession or mortgage foreclosure, original process also shall be served upon any person not named as a party who is found in possession of the property. The sheriff shall note the service in the return.

(2) If the relief sought is possession, the person so served shall thereupon become a defendant in the action. Upon praecipe of the plaintiff the prothonotary shall index the name of the person found in possession as a party to the action.

(3) If the relief sought is mortgage foreclosure, the person so served shall not thereby become a party to the action.

(c) If service is made pursuant to an order of court under Rule 430(a), the court shall direct one or more of the following methods of service:

(1) publication as provided by Rule 430(b),

(2) posting a copy of the original process on the most public part of the property,

(3) registered mail to the defendant’s last known address, and

(4) such other methods, if any, as the court deems appropriate to give notice to the defendant.

End

Plain-English Summary

This rule adapts service for cases about land. In actions involving title to, an interest in, possession of, or liens upon real property, the defendant is served in the manner the general service rules provide.

It adds reach and alternatives. When the relief sought is possession or mortgage foreclosure, original process is also served on any person in possession who is not named as a party — a person served in a possession case thereby becomes a defendant, while a person served in a foreclosure does not. If service must be made under a special court order pursuant to Rule 430(a), the court directs methods such as publication, posting a copy on the property, registered mail to the last known address, or other appropriate methods.

Frequently Asked Questions

How is service made in a real-property or foreclosure action?

On the defendant in the usual manner, and, where the relief is possession or mortgage foreclosure, also on any person in possession who is not named as a party. If ordinary service cannot be made, the court may order service by publication, posting on the property, or registered mail under Rule 430.

Official Note

Official Note: See Rule 1064 for additional requirements for service of original process by publication for actions to quiet title involving subsurface mineral, oil, or natural gas rights.

Amendment History

The provisions of this Rule 410 adopted July 5, 1985, effective January 1, 1986, 15 Pa.B. 2452; amended June 14, 1999, effective September 1, 1999, 29 Pa.B. 3191; amended November 29, 2016, effective January 1, 2017, 46 Pa.B. 7933; amended December 30, 2016, effective January 1, 2017, 47 Pa.B. 178. Immediately preceding text appears at serial page (385495). (Editor’s Note: The Supreme Court of Pennsylvania suspended its order of June 14, 1999, published at 29 Pa.B. 3191 (June 26, 1999). See 29 Pa.B. 4859 (September 18, 1999).)

Source & verification. Rule text, the Official Note, and the amendment history are reproduced verbatim from the Pennsylvania Code, Title 231, the official compilation of rules adopted by the Supreme Court of Pennsylvania. Last verified June 30, 2026. · Official text

Also known as: real property servicemortgage foreclosure serviceejectment serviceposting