Pa. Cons. Stat. » 26 Pa. Cons. Stat. (EMINENT DOMAIN) / Chapter 5
Pennsylvania Consolidated Statutes

26 Pa. Cons. Stat. § 504 (2026)

  Appointment of viewers.

✓ current as of May 2026
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§ 504.  Appointment of viewers.

(a)  Court to appoint.--

(1)  Upon the filing of a petition for the appointment of viewers, the court, unless preliminary objections to the validity of the condemnation or jurisdiction warranting delay are pending, shall promptly appoint three viewers who shall view the premises, hold hearings and file a report.

(2)  In counties of the first class, the court may appoint an alternate viewer in addition to the three viewers specifically appointed.

(3)  The prothonotary shall promptly notify the viewers of their appointment unless a local rule provides another method of notification.

(4)  No viewer shall represent a client or testify as an expert witness before the board.

(b)  Service of petition for the appointment of viewers and order appointing viewers.--The petitioners shall promptly send to all other parties by registered mail, return receipt requested, a certified true copy of the petition for the appointment of viewers and a copy of the court order appointing the viewers if an order has been entered. A copy of the petition and order, if entered, shall also be mailed to all mortgagees and other lienholders of record.

(c)  Notice of views and hearings.--The viewers shall give notice of the time and place of all views and hearings. The notice shall be given to all parties by not less than 30 days written notice by registered mail, return receipt requested.

(d)  Preliminary objections.--

(1)  Any objection to the appointment of viewers may be raised by preliminary objections filed within 30 days after receipt of notice of the appointment of viewers.

(2)  Objections to the form of the petition or the appointment or the qualifications of the viewers in any proceeding or to the legal sufficiency or factual basis of a petition filed under section 502(c) (relating to petition for appointment of viewers) are waived unless included in preliminary objections.

(3)  An answer with or without new matter may be filed within 20 days of service of preliminary objections, and a reply to new matter may be filed within 20 days of service of the answer.

(4)  The court shall determine promptly all preliminary objections and make any orders and decrees as justice requires.

(5)  If an issue of fact is raised, the court shall conduct an evidentiary hearing or order that evidence be taken by deposition or otherwise, but in no event shall evidence be taken by the viewers on this issue.

 

Cross References.  Section 504 is referred to in section 510 of this title.

Notes of Decisions
Cited in 32 cases (13 in the last 5 years), 2010–2025 · leading case: In Re: Mountaintop Area Jt. Sanitary Auth. C. DeLuca v. Mountaintop Area Jt. Sanitary Auth., 166 A.3d 553 (Pa. Commw. Ct. 2017).
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In Re: Mountaintop Area Jt. Sanitary Auth. C. DeLuca v. Mountaintop Area Jt. Sanitary Auth., 166 A.3d 553 (Pa. Commw. Ct. 2017). · cites it 6× “26 Pa. C.S. § 504(d). 4 On December 23, 2015, following oral argument, the trial court denied the Authority’s preliminary objection in the na.”
Szabo, S. v. PennDOT, Aplt., 202 A.3d 52 (Pa. 2019). · cites it 5× “26 Pa.C.S. § 504 (d)(5). [J-27-2018] - 6 On August 17, 2015, the trial court denied the Szabos’ Petition for Evidentiary Hearing.”
Gerg v. Twp. of Fox, 107 A.3d 849 (Pa. Commw. Ct. 2015). · cites it 2× “See Section 504(d) of the Code, 26 Pa.C.S. § 504(d). 5 In any event, we need not decide here whether the Township waived any objections.”
York Road Realty Co., L.P. v. Cheltenham Twp., 136 A.3d 1047 (Pa. Commw. Ct. 2016). “26 Pa.C.S. § 504(d). Accordingly, this Court has concluded that “preliminary objections in the context of proceedings under the Code are distinct from preliminary objections in the context of a proceeding under the Pennsylvania Rules of Civil Procedure.”
In Re: Petition for Appointment of Bd. of Viewers for Purpose of Closing Twp. Rd. 444 &/or Compensating Wyoming Land Conservancy, Inc. for the Unlawful Taking of its Prop. Situate in Windham Twp., Wyoming Cnty., PA, 149 A.3d 911 (Pa. Commw. Ct. 2016). · cites it 2× “The Township responded by filing preliminary objections pursuant to Section 504(d) of the Eminent Domain Code1 asserting that Cemetery Road has 1 26 Pa.C.S. § 504(d). Section 504(d) provides, in pertinent part: (Footnote continued on next page…) 2 existed on WLCI’s Property for…”
William Schenk & Sons v. Northampton, Bucks Cnty., Mun. Auth., 97 A.3d 820 (Pa. Commw. Ct. 2014). “Section 306 of the Code addresses such preliminary objections and provides that a trial court may make an evidentiary record in order to resolve factual issues.”
Steen v. Pennsylvania Tpk. Comm'n, 3 A.3d 747 (Pa. Commw. Ct. 2010). · cites it 2× “Section 504(d)(4) and (5) of the Code, 26 Pa.C.S. § 504(d)(4), (5). [4] Preliminary objections are the exclusive method of raising objections to a petition for appointment of viewers alleging a de facto taking.”
M.L. Breck & C.A. Breck v. Pittsburgh-Butler Reg'l Airport, a/k/a Butler Cnty. Airport (Pa. Commw. Ct. 2025). · cites it 8× “See 26 Pa.C.S. § 504. 10 these opportunities to file preliminary objections to a requested appointment of viewers waives the objector’s opportunity to do so.”
In re Condemnation of Land at Rear of 700 Summit Avenue Jenkintown Pennsylvania, 95 A.3d 946 (Pa. Commw. Ct. 2014). “” 26 Pa.C.S. § 504(a)(1). . Our review of the trial court's order overruling the preliminary objections is limited to determining whether the trial court committed an error of law or an abuse of discretion and whether any necessary findings of fact are supported by substantial,…”
Breck v. Pittsburgh-Butler Reg'l Airport (Pa. Commw. Ct. 2024). · cites it 5× “26 Pa.C.S. § 504(d). Thus, “[p]reliminary objections are the proper response to a petition for appointment of viewers pursuant to [S]ection 504 of the [] Code[.”
M.A. Kriner & A.J. Kriner v. PennDOT (Pa. Commw. Ct. 2016). · cites it 4× “26 Pa. C.S. §504(a)(1). 4 Section 504(d) states, in relevant part: (d) Preliminary objections.”
R.L. Gallo v. N. Union Twp. & Redevelopment Auth. of the Cnty. of Fayette ~ Appeal of: C.L. Gallo (Pa. Commw. Ct. 2024). · cites it 4× “26 Pa.C.S. § 504(d). Preliminary objections are the exclusive means in an eminent domain proceeding to raise legal and factual challenges to a petition for appointment of viewers alleging a de facto taking.”
Show all 32 citing cases →
— 26 Pa. Cons. Stat. § 504(a)(1) — 5 cases
In re Condemnation of Land at Rear of 700 Summit Avenue Jenkintown Pennsylvania, 95 A.3d 946 (Pa. Commw. Ct. 2014). “” 26 Pa.C.S. § 504(a)(1). . Our review of the trial court's order overruling the preliminary objections is limited to determining whether the trial court committed an error of law or an abuse of discretion and whether any necessary findings of fact are supported by substantial,…”
M.A. Kriner & A.J. Kriner v. PennDOT (Pa. Commw. Ct. 2016). “26 Pa. C.S. §504(a)(1). 4 Section 504(d) states, in relevant part: (d) Preliminary objections.”
Cheltenham Twp. v. Montgomery Court Realty Co., L.P. Bd. of Commissioners of Cheltenham Twp. (Pa. Commw. Ct. 2019).
PBS Coals v. PennDOT, Aplt. (Pa. 2021).
PBS Coals v. PennDOT, Aplt. (Pa. 2021).
— 26 Pa. Cons. Stat. § 504(d) — 23 cases
In Re: Mountaintop Area Jt. Sanitary Auth. C. DeLuca v. Mountaintop Area Jt. Sanitary Auth., 166 A.3d 553 (Pa. Commw. Ct. 2017). “26 Pa. C.S. § 504(d). 4 On December 23, 2015, following oral argument, the trial court denied the Authority’s preliminary objection in the na.”
York Road Realty Co., L.P. v. Cheltenham Twp., 136 A.3d 1047 (Pa. Commw. Ct. 2016). “26 Pa.C.S. § 504(d). Accordingly, this Court has concluded that “preliminary objections in the context of proceedings under the Code are distinct from preliminary objections in the context of a proceeding under the Pennsylvania Rules of Civil Procedure.”
In Re: Petition for Appointment of Bd. of Viewers for Purpose of Closing Twp. Rd. 444 &/or Compensating Wyoming Land Conservancy, Inc. for the Unlawful Taking of its Prop. Situate in Windham Twp., Wyoming Cnty., PA, 149 A.3d 911 (Pa. Commw. Ct. 2016). “The Township responded by filing preliminary objections pursuant to Section 504(d) of the Eminent Domain Code1 asserting that Cemetery Road has 1 26 Pa.C.S. § 504(d). Section 504(d) provides, in pertinent part: (Footnote continued on next page…) 2 existed on WLCI’s Property for…”
Szabo, S. v. PennDOT, Aplt., 202 A.3d 52 (Pa. 2019). “26 Pa.C.S. § 504 (d)(5). [J-27-2018] - 6 On August 17, 2015, the trial court denied the Szabos’ Petition for Evidentiary Hearing.”
Gerg v. Twp. of Fox, 107 A.3d 849 (Pa. Commw. Ct. 2015). “See Section 504(d) of the Code, 26 Pa.C.S. § 504(d). 5 In any event, we need not decide here whether the Township waived any objections.”
— 26 Pa. Cons. Stat. § 504(d)(1) — 8 cases
Breck v. Pittsburgh-Butler Reg'l Airport (Pa. Commw. Ct. 2024). “26 Pa.C.S. § 504(d). Thus, “[p]reliminary objections are the proper response to a petition for appointment of viewers pursuant to [S]ection 504 of the [] Code[.”
R.L. Gallo v. N. Union Twp. & Redevelopment Auth. of the Cnty. of Fayette ~ Appeal of: C.L. Gallo (Pa. Commw. Ct. 2024). “26 Pa.C.S. § 504(d). Preliminary objections are the exclusive means in an eminent domain proceeding to raise legal and factual challenges to a petition for appointment of viewers alleging a de facto taking.”
M.L. Breck & C.A. Breck v. Pittsburgh-Butler Reg'l Airport, a/k/a Butler Cnty. Airport (Pa. Commw. Ct. 2025). “See 26 Pa.C.S. § 504. 10 these opportunities to file preliminary objections to a requested appointment of viewers waives the objector’s opportunity to do so.”
M. McAnally v. PennDOT (Pa. Commw. Ct. 2016).
M.A. Kriner & A.J. Kriner v. PennDOT (Pa. Commw. Ct. 2016). “26 Pa. C.S. §504(a)(1). 4 Section 504(d) states, in relevant part: (d) Preliminary objections.”
— 26 Pa. Cons. Stat. § 504(d)(2) — 6 cases
In Re: Mountaintop Area Jt. Sanitary Auth. C. DeLuca v. Mountaintop Area Jt. Sanitary Auth., 166 A.3d 553 (Pa. Commw. Ct. 2017). “26 Pa. C.S. § 504(d). 4 On December 23, 2015, following oral argument, the trial court denied the Authority’s preliminary objection in the na.”
Gerg v. Twp. of Fox, 107 A.3d 849 (Pa. Commw. Ct. 2015). “See Section 504(d) of the Code, 26 Pa.C.S. § 504(d). 5 In any event, we need not decide here whether the Township waived any objections.”
G. Pignetti & J. Pignetti v. DOT (Pa. Commw. Ct. 2023).
R.D. Dysert v. Robinson Twp., Washington Cnty. (Pa. Commw. Ct. 2020).
R.L. Gallo v. N. Union Twp. & Redevelopment Auth. of the Cnty. of Fayette ~ Appeal of: C.L. Gallo (Pa. Commw. Ct. 2024). “26 Pa.C.S. § 504(d). Preliminary objections are the exclusive means in an eminent domain proceeding to raise legal and factual challenges to a petition for appointment of viewers alleging a de facto taking.”
— 26 Pa. Cons. Stat. § 504(d)(4) — 1 case
Steen v. Pennsylvania Tpk. Comm'n, 3 A.3d 747 (Pa. Commw. Ct. 2010). “Section 504(d)(4) and (5) of the Code, 26 Pa.C.S. § 504(d)(4), (5). [4] Preliminary objections are the exclusive method of raising objections to a petition for appointment of viewers alleging a de facto taking.”
— 26 Pa. Cons. Stat. § 504(d)(5) — 7 cases
In Re: Mountaintop Area Jt. Sanitary Auth. C. DeLuca v. Mountaintop Area Jt. Sanitary Auth., 166 A.3d 553 (Pa. Commw. Ct. 2017). “26 Pa. C.S. § 504(d). 4 On December 23, 2015, following oral argument, the trial court denied the Authority’s preliminary objection in the na.”
Szabo, S. v. PennDOT, Aplt., 202 A.3d 52 (Pa. 2019). “26 Pa.C.S. § 504 (d)(5). [J-27-2018] - 6 On August 17, 2015, the trial court denied the Szabos’ Petition for Evidentiary Hearing.”
M.A. Kriner & A.J. Kriner v. PennDOT (Pa. Commw. Ct. 2016). “26 Pa. C.S. §504(a)(1). 4 Section 504(d) states, in relevant part: (d) Preliminary objections.”
Szabo, S. v. PennDOT, Aplt. (Pa. 2019).
Cheltenham Twp. v. Montgomery Court Realty Co., L.P. Bd. of Commissioners of Cheltenham Twp. (Pa. Commw. Ct. 2019).
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