How Long is a Money Judgment 'Good' For in Pennsylvania?

If you ask most any attorney in Pennsylvania, "How long does a judgment stay on the record?", or "How long is a judgment 'good' for?" you will probably get answers like "five years", or "twenty years", or "forever, as long as you continue to revive the judgment".

 Actually, none of these answers are entirely correct.  The confusion is largely due to the fact that the vast majority of attorneys do not engage in the collection or 'execution' process of judgments, and the fact that there are different time periods associated with the revival of judgments, the preservation of the lien on real property,  execution, and the duty to satisfy judgments.

To understand your rights as a judgment creditor, there are some basics that you should know.

First, a money judgment is what the average person thinks of as a judgment. It is simply a debt created by an award or order of court for a specific amount of money, and recorded in whatever county the judgment was entered. If the plaintiff wins, she becomes a 'judgment creditor' and the defendant becomes a 'judgment debtor.'

If the judgment debtor does not pay the judgment off willingly, the creditor will have to hire an attorney to engage in the 'execution process', which is how you enforce a money judgment.

Generally, there are two types of property that the judgment creditor can go after: real property, and personal property.

 In Pennsylvania the entry and docketing of a money judgment will automatically act as a lien upon all of the judgment debtor's real estate in the county. 42 Pa. Cons. Stat. Ann. § 4303. (Judgments can be transferred from county to county after they are entered).  A judgment creditor may force a sheriff sale on the judgment debtor's real property.

Also, the judgment creditor can direct the county sheriff to execute on and sell the personal assets or seize bank accounts.  

Once the judgment has been paid in full, the judgment creditor has a legal duty to mark the judgment as 'satisfied' by filing a document with the court.  42 Pa. Cons. Stat. Ann. § 8104.

So, how long does a money judgment last for?

There are three statutes of limitations associated with money judgments. The "five year period", "ten year period" and the "twenty year period".

The five year period is only applicable to the lien on the judgment debtor’s real estate in that county.   If the judgment creditor does not file a document with the court called a 'writ of revival'  every five years, the lien on the real estate lapses. A judgment may be revived every five years, indefinitely, and the lien will forever maintain its position ahead of other lienholders. However, if the judgment is revived more than five years after the docketing of the original judgment, or the judgement creditor forgets after one of the five-year periods runs, the judgment  will still act as a lien upon the real estate but it will lose its position in accordance with the requirements of 42 Pa. Cons. Stat. Ann. § 8141; See Home Consumer Discount Co. of Wilkes-Barre v. Hashagen, 35 D. & C. 3^rd 668 (1985; Cusano v. Rubolino, 351 Pa. 41, 39 A.2d 906 (1945). At that point, the lien has lost its priority against liens filed before the latest revival. Popatek v. Evans, 26 Pa. D. & C. 4^th 244 (1995). A late revival is not effective against a terre-tenant, or a person that subsequently bought the home. Ricci v. Cuisine Management Services, Inc., 621 A.2d 163 (Pa.Super.1993). If the judgment is not revived with in ten years of docketing, or the last writ of revival, the lien is lost forever. U.S. v. Shadle, 16 Pa. D. & C 4^th 297 (1992).

The twenty year period is applicable to money judgments for purposes of determining the statute of limitations for execution against personal property.  Under PA Statute, “[a]n execution against personal property must be issued within 20 years after the entry of the judgment upon which the execution is to be issued.” 42 Pa. Cons. Stat. Ann. § 5529.  In other words, the 20-year statutory period for execution against personal property prevents judgment creditor from executing against personal property of debtor more than 20 years after judgment was entered. Shearer v. Naftzinger, 747 A.2d 859, 560 Pa. 634, Sup.2000.  The 20 year period has no bearing on the judgment creditor’s lien on real property. Id. (“the twenty-year statute of limitations in § 5529 regarding execution against personal property does not constitute a defense to a writ of revival”).

In short, judgment creditors must file a writ of revival every five years to preserve their lien on real property. See, 42 Pa. Cons. Stat. Ann. § 4303, 8141. They may do that indefinitely. Shearer, 747 A.2d 859.  But they only have 20 years to execute on real property, until that right is lost forever. 42 Pa. Cons. Stat. Ann. § 5529.

After the twenty year period, there is a rebuttable presumption that a judgment has been paid. Rosenbaum v. Newhoff, 152 A.2d (Pa. 1959).   However, the presumption vanishes at the introduction of any evidence sufficient to support a finding to the contrary (including an acknowledgement of the debt).  

Under Pennsylvania law, a judgment may not be “collectible” via execution upon personal or real property by operation of the statute of limitations, but that does not mean that the judgment creditor has a duty to satisfy the judgment. The judgment creditor does not have a duty to satisfy the judgment until the judgment debtor has paid in full the appropriate amount of the judgment. 42 Pa. Cons. Stat. Ann. § 8104; see also, Hanover Plumbing Supply, Inc. v. Russell, 680 A.2d 1181, (Pa.Super.1996). 2  The result is that a judgment, although not collectible, may remain unsatisfied, and on the books; unless the judgment creditor volunteers to satisfy it.

 

THIS ARTICLE IS FOR ENTERTAINMENT PURPOSES ONLY. IT WAS WRITTEN BY A NON-ATTORNEY. THIS CONTENT IS NOT LEGAL ADVICE AND SHOULD NOT BE RELIED UPON AS SUCH.

Understanding Full Tort vs. Limited Tort Options

As a law clerk for a personal injury attorney, http://pghfirm.com/pittsburgh-personal-injury-lawyers/ , I tell all of my friends, family, and clients, with absolute confidence that one of the best investments that you can make is as simple as electing full tort coverage on your auto-insurance policy. Unfortunately, many Pennsylvanians choose the limited tort coverage option because they are trying to save a buck on insurance premiums, and they think they can beat the odds by avoiding a motor vehicle accident.  Do not want gamble with your family's welfare. Know the facts before you sign away your family's rights.  

What is a tort? Tort is another word for a 'civil wrong'. In the insurance context, "tort" means a lawsuit for personal injuries caused by the negligence of others, where the plaintiff seeks monetary compensation.

What is the difference between Full Tort and Limited Tort?  The Commonwealth of Pennsylvania has passed laws designed to reduce claims for pain and suffering, and reduce insurance policy premiums. One of those laws requires all drivers to carry auto insurance and choose between full and limited tort on their policy. Those who select limited tort will necessarily pay about fifteen-percent less in premiums (which generally amounts to less than a dollar, or even fifty cents a day). However, a person who elects limited tort gives up important rights that they and their family would otherwise have if they had elected the full tort option. 

Under full tort, a person may recover all damages that can be proven in court.

Under limited tort, parties cannot sue for "non-economic loss" unless they suffer a "serious injury" or fit within one or more narrow legal exceptions. To help explain this concept I will define the legal terms and provide a factual example of how limited tort coverage might affect you.

What is non-economic loss? Basically, there are two categories of harm for which you can seek monetary compensation in a court of law. Economic loss refers too those actual out of pocket losses: lost wages, medical bills, and property damage. Non-economic loss refers to physical injuries and even mental and physical discomfort, pain, and suffering. 

What is a serious injury? Serious injury is defined as a personal injury resulting in death, serious impairment of body function or permanent serious disfigurement. This includes broken bones, severe scarring, etc.  The question in any legal proceeding is whether the injury is a serious one.

Let's put it all together. Suppose John chose limited tort coverage.  John is driving his SUV along with his wife and two children. Their car was rear-ended by a careless driver of another family vehicle. The other driver admits fault under the laws of Pennsylvania.  

John's injuries include a bruised chest-wall and whip-lash to the neck and back.  All of his injuries are to the soft-tissues of the body.  As a result John missed 3 weeks of work, and has $1,000 in medical bills.  Before the accident John had an extremely active life, which included sports, playing with his children, and physical labor. He now suffers stiffness, aches and pains when engaging in life's activities. Doctors tell him that he will likely develop severe aurthritis in his neck and back as he ages.

John sues the at-fault driver. He can only ask the courts to award compensation for his medical bills and lost wages, because the courts will not consider his injuries to be 'serious'. Had John chose the full tort option, he could have potentially received upwards of $100,000 for his claim alone.  Unfortunatly, the same rules also apply to any potential claims that his family members may have.

For most personal injury victims the most significant source of recovery is the money received as compensation for physical injuries and the pain and suffering associated with those injuries. Now that you know the facts, make the right choice for your family and elect the full tort option on your next renewal of your auto-insurance policy.

THIS ARTICLE IS PROVIDED FOR ENTERTAINMENT PURPOSES ONLY. THE CONTENT IS NOT LEGAL ADVICE AND SHOULD NOT BE RELIED UPON.