Lackawanna County, PA Property Records

Lackawanna County has a population of 215,896, among the largest in northeastern Pennsylvania. Its county seat and most populous city is Scranton, the sixth-most populous city in Pennsylvania and the dominant urban center of the Scranton/Wilkes-Barre/Hazleton metropolitan area.

Scranton's history is built on anthracite coal and iron. The Scranton family's ironworks, which became the Lackawanna Iron and Coal Company, was among the first in the United States to produce steel rails using the Bessemer process. Coal mining drove the region's 19th-century growth.

Scranton was also the site of the first electric streetcar system in the United States (1886), earning the city the nickname “Electric City.” Today, Steamtown National Historic Site commemorates the region's rail and industrial heritage. Scranton is also the birthplace of President Joe Biden, who was born there in 1942.

Who Keeps the Official Land Records

The official custodian of all land records is the Lackawanna County Recorder of Deeds, a standalone elected office. The elected official is Evie Rafalko McNulty, who has served as Recorder since 1998 and also serves as Secretary of the Pennsylvania Recorders of Deeds Association (PRODA). The office is located at 123 Wyoming Avenue, Suite 218, Scranton, PA 18503, within the Lackawanna County Government Center.

Online records from 1957 to the present are available through the Tyler Technologies Eagle Recorder Self-Service portal (best accessed in Google Chrome). E-recording is available through Simplifile and CSC. A drop box is available in the main lobby of the Government Center for after-hours document submissions. The Recorder's Office is self-sufficient; it does not draw on county tax dollars and generates a profit for the Lackawanna County General Fund.

What Lackawanna County Property Records Include

The Recorder of Deeds maintains all instruments affecting real property within the county. Recorded document types include deeds (warranty, quitclaim, correction, trust, and personal representative deeds), mortgages, mortgage satisfactions and assignments, powers of attorney, leases, UCC financing statements, real estate agreements of sale, charters of nonprofit corporations, notary commissions, elected official commissions, and veterans' discharge documents.

Pennsylvania uses a recorded land title system statewide. Documents are indexed by grantor/grantee name, instrument number, and book and page reference upon recording. Lackawanna County requires a PIN certification stamp and seal from the Lackawanna County Assessment Office on every document before it can be recorded. This stamp must be physically affixed to documents; otherwise, it will be deemed unacceptable.

The online Eagle Recorder system covers records from 1957 to the present. For earlier records, in-person research at the office may be required. The county's anthracite coal heritage means that title chains for older urban properties in Scranton and the surrounding mining communities may include legacy mineral rights and conveyances from the 19th and early 20th centuries.

How to Access Lackawanna County Property Records

Records can be accessed online via Tyler Technologies Eagle Recorder, in person at the Government Center, through the lobby drop box, by phone, by mail, or via e-recording (Simplifile or CSC).

Online Access

Lackawanna County uses Tyler Technologies' Eagle Recorder for remote access to deeds and land records. The system runs best on Google Chrome (the office specifically recommends this browser). To access copies, set up an account and load a deposit.

Deposits can be funded by mailing a check to the office (payable to “Lackawanna County Recorder of Deeds Merchant Services Acct.,” 123 Wyoming Avenue, Suite 218, Scranton, PA 18503) or by calling (570) 963-6775 Option 0 with a credit card, subject to a 2.5% transaction fee on phone deposits. Records are available online from 1957 to the present.

In Person

Address: 123 Wyoming Avenue, Suite 218, Scranton, PA 18503. Hours: Monday–Friday, 9:00 a.m.–4:00 p.m. (closed holidays), Copies: $0.50 per page; certified copies: $0.50 per page plus a $2.00 certification fee. Drop box: Available in the main lobby of the Government Center for document drop-off.

By Phone

Call (570) 963-6775, ext. 7650, or the direct line at (570) 963-6389 during office hours (Mon–Fri 9:00 a.m.–4:00 p.m.).

By Mail

Mail documents and payment to Lackawanna County Recorder of Deeds, 123 Wyoming Avenue, Suite 218, Scranton, PA 18503. All documents mailed in for recording will be returned to the submitter if the correct fee is not included. The office will not adjust fees on mailed submissions.

E-Recording

E-recording is available through Simplifile (simplifile.com) and CSC (erecording.com 866-652-0111, erecording@cscglobal.com). Contact the vendors directly to establish an account before submitting. Important effective January 1, 2026: Any e-recording that includes attachments (such as corrective deeds, deeds into trust requiring trust copies, or other documents requiring the office to print supplemental pages for the PA Department of Revenue) is subject to an additional $0.50 per page fee for those printed pages.

This fee does not apply to documents submitted in person, through the drop box, or by mail. Plan attachment volume accordingly when choosing between e-recording and physical submission.

What's Not at the Recorder's Office (But Matters for Property Research)

In Lackawanna County, the Recorder of Deeds is a standalone elected office separate from the Register of Wills and the Clerk of Judicial Records, each of which is also a separate elected position, where all three functions are combined. For estates and marriage records, contact the Lackawanna County Register of Wills separately. For court filings, liens, judgments, and civil/family court records, contact the Clerk of Judicial Records.

Property assessments are maintained by the Lackawanna County Assessment Office (which also issues PIN certifications required for recording). The Lackawanna County Tax Claim Bureau handles delinquent tax proceedings. The Lackawanna County Planning Department manages zoning in unincorporated areas; for incorporated cities and boroughs, contact the municipal planning or code enforcement department directly. For statewide financial data, consult the Pennsylvania DCED.

Step-by-Step: How to Pull a Deed Online

Lackawanna County uses Tyler Technologies Eagle Recorder for online deed access. Here are the steps:

Open Google Chrome and go to lackawannacountypa-web.tylerhost.net. The system runs best in Chrome.
Create an account or log in. To view and print documents, you must have a funded account. Load a deposit by mailing a check or by calling (570) 963-6775, Option 0 (a 2.5% fee applies to phone/credit card deposits).
Search by grantor or grantee name, document type, recording date, instrument number, or book and page reference. Records cover 1957 to the present.
Locate the document in the results. Review the index entry to confirm the correct instrument.
Add to cart and download. Copies are charged against your account balance.
Notebook and page references for related instruments, satisfactions, assignments, and modifications.
For records pre-1957 or for certified copies, contact the office at (570) 963-6775 or visit in person.

Cities & Towns in Lackawanna County (and Their Record Custodians)

All recorded property documents for every municipality in Lackawanna County are maintained by the single Lackawanna County Recorder of Deeds in Scranton. The county has approximately 40 municipalities, including 3 cities, multiple boroughs, and townships.

Carbondale: Carbondale.
Selected Boroughs and Communities: Archbald, Blakely, Clarks Summit, Dickson City, Dunmore, Forest City, Jermyn, Jessup, Moosic, Old Forge, Olyphant, Peckville, Ransom, Taylor, and others.
Selected Townships: Abington, Benton, Clifton, Covington, Elmhurst, Glenburn, Jefferson, Lehigh, Madison, Newton, North Abington, Ransom, Scott, South Abington, Spring Brook, and others.

Municipality list per Wikipedia and county sources. Full list at lackawannacounty.org/about/community/municipalities.php.

City/Town Resources for Assessments & Taxes

Property assessments are administered at the county level by the Lackawanna County Assessment Office, which also issues the PIN certifications required on all recorded documents. The county assessment database can be searched. The Lackawanna County Tax Claim Bureau handles delinquent tax collections and tax sales.

Scranton has its own City Department of Finance for city real estate tax and water/sewer liens. Several borough governments, including Dunmore, Carbondale, and Clarks Summit, maintain independent code enforcement and tax offices. Zoning for unincorporated areas falls under the Lackawanna County Planning Department; for Scranton and incorporated boroughs, contact the relevant municipal office.

Scranton's transfer tax rate is notable: the city imposes a local transfer tax that, combined with the standard state and school district components, produces a total transfer tax obligation on Scranton properties that submitters should verify before closing. Multi-municipality deed transfers (e.g., a parcel straddling Scranton and Dunmore) must stipulate the percentage of transfer tax applicable to each municipality on the face of the deed.

Lackawanna County-Specific Nuances

The 9: 00 a.m. opening is later than most PA Recorder offices. The Lackawanna County Recorder of Deeds opens at 9:00 a.m., not at 8:00 or 8:30 a.m. Plan in-person visits accordingly; the effective recording window is 9:00 a.m. to 4:00 p.m.
Eagle Recorder Self Service Chrome required, account-based. Lackawanna County uses Tyler Technologies' Eagle Recorder system, distinct from the Landex and Infocon. The office explicitly states it runs best on Google Chrome. Account setup requires a pre-funded deposit; a 2.5% fee applies to credit card deposits made by phone. Mail-in checks avoid the surcharge. Online records extend back to 1957.
A PIN certification stamp from the Assessment Office is required on every document. Documents will be deemed unacceptable for recording without the proper PIN certification stamp and seal of the Lackawanna County Assessment Office. Unlike counties where a UPI fee is paid separately at the Recorder's Office, Lackawanna's PIN stamp must be physically obtained from the Assessment Office and affixed before presenting documents for recording. This is a pre-recording requirement, not a post-submission add-on.
New e-recording attachment fee effective January 1, 2026. Beginning January 1, 2026, any e-recording submission that requires the office to print supplemental pages (such as trust agreement copies accompanying a deed into trust, or original recorded deeds accompanying a corrective deed for the PA Department of Revenue) is subject to a $0.50 per printed page additional recording fee.

This fee applies only to e-recorded documents brought in person, deposited in the lobby drop box, or mailed; they are not subject to this charge. For document packages with significant attachments, compare the total cost before choosing the submission method.

No highlighting on any document rejection without exception. Any document that contains highlighting, even partial or light highlighting, will be rejected. The office images all documents, and highlighted areas render unreadable after scanning. Remove all highlighting from documents before submission. Minimum font size is 10 point; black ink is required for all text. Margins must be at least 1 inch and free of markings.
All signatures and initials must be original and in dark ink. Photocopied, stamped, or electronically reproduced signatures on paper documents are not acceptable. Every signature and initial on the document must be original ink in a dark color suitable for imaging. This applies to all parties.
Multi-municipality transfers require tax division on the face of the deed. When a deed conveys property located in more than one municipality, the deed must stipulate the division of transfer taxes applicable to each municipality on the document itself. This is a pre-recording requirement, not a task the Recorder's Office performs for the submitter. Failure to include the apportionment will result in rejection.
Additional assignment references: $5.00 each. Assignments and Assignments of Mortgage carry an additional $5.00 fee per additional reference beyond the first. A mortgage assignment that references multiple underlying mortgages or prior assignments will incur $5.00 per additional reference. Factor this into fee calculations for complex assignment chains.
Mailed documents are returned if the fee is incorrect. Resubmission required. Any document mailed in with an incorrect fee is returned to the submitter for resubmission with the correct amount. The office does not hold documents pending fee correction or contact submitters to resolve shortages on mailed items.

The AOPC or JCS fee increased to $41.25 effective November 17, 2025, and the CJEA increased from $2.50 to $3.50 effective November 12, 2025, per the PA state budget. Download the current fee schedule from the office website before preparing any payment.

Separate elected offices for Register of Wills and Clerk of Judicial Records. Court functions are combined with the Recorder of Deeds into one office. Lackawanna County, as a 3rd class county, has separate elected officials for each function. Contact the Register of Wills separately for estates, marriage licenses, and inheritance tax matters; contact the Clerk of Judicial Records for civil liens, judgments, and court filings.

Typical Contents of a Lackawanna County Property Record

When reviewing recorded instruments at the Lackawanna County Recorder of Deeds, you will typically find:

Deeds:
- Grantor and grantee names.
- Complete legal description of the property.
- Municipality, county, and state of the property (required on all deeds and mortgages).
- Consideration amount or Statement of Value.
- Certificate of Residence for the grantee.
- PIN certification stamp and seal of the Assessment Office.
- For multi-municipality properties: division of transfer tax by municipality.
- Notarial acknowledgment with county, state, date, notary signature, seal, and expiration date.
- Original ink signatures throughout; no highlighting.
Mortgages and Related:
- Holder/owner/assignee full name, residence, and address.
- Property municipality, county, and state.
- Satisfactions, releases, assignments (additional $5.00 per reference beyond the first).
Other Common Instruments:
- Powers of attorney.
- Agreements of sale.
- Leases and memoranda of lease.
- UCC financing statements.
- Nonprofit corporation charters.
- Notary and official commissions.
- Veterans' discharge documents (DD-214s).

Recording Changes to Property Titles

All new deeds, mortgages, easements, and other instruments affecting real property in Lackawanna County must be recorded with the Recorder of Deeds. Submissions may be made in person, through the lobby drop box, by mail, or via e-recording (Simplifile or CSC).

Before submitting, obtain the PIN certification stamp and seal from the Lackawanna County Assessment Office and affix it to the document. Pennsylvania's 2% Realty Transfer Tax (1% state + 1% local) applies to most deed transactions. For multi-municipality properties, state the transfer tax division on the face of the deed.

All deeds must include the true consideration or a Statement of Value. Ensure no highlighting appears anywhere on the document; use black ink at 10pt minimum; all signatures must be original ink.

E-recording submitters should note the January 1, 2026, attachment fee: printed attachments on e-recordings cost $0.50 per page. AOPC/JCS court fees are currently $41.25 per document (effective November 17, 2025). Mailed submissions are returned without recording if the fees are incorrect.

Download the current fee schedule from the office website before finalizing any payment. Base recording fees start at $58.75 for standard deeds and mortgages (4 pages, 4 names).

Practical Research Flow (Checklist)

A practical approach for researching property records in Lackawanna County, PA:

Open Google Chrome and search for Eagle Recorder. Go to lackawannacountypa-web.tylerhost.net. Log in or create an account with a pre-funded deposit. Search by name, document type, instrument number, or book/page. Records from 1957 to the present.
Note all book and page references. Collect references for satisfactions, assignments, and any instruments affecting the title chain.
For pre-1957 records, contact the office. Call (570) 963-6775 or visit in person during the 9 a.m.–4 p.m. window.
Check the county assessment database. Search at lcao.lackawannacounty.org for parcel value, ownership, and assessment history. The Assessment Office also issues PIN certifications.
Obtain PIN certification before recording. The Assessment Office must stamp and seal every document before it is submitted to the Recorder. Do not submit documents without this certification.
Verify zoning with the municipality or county. Unincorporated areas: Lackawanna County Planning Department. Scranton and boroughs: contact municipal planning directly.
Check delinquent taxes. Contact the Lackawanna County Tax Claim Bureau.
For estates or marriage records, contact the Register of Wills separately. The Recorder's Office does not handle these matters.
For liens and judgments, contact the Clerk of Judicial Records. Court-filed encumbrances are not in the Recorder's index.
Prepare recording documents. PIN stamp; no highlighting; black ink 10pt+, original signatures; municipality stated on deed/mortgage; SOV if required, multi-municipality tax division stated; correct current fees (AOPC $41.25 since Nov 17, 2025), e-recording attachment fee $0.50/page eff. Jan 1, 2026.

Appendix A: Municipalities in Lackawanna County

Lackawanna County has approximately 40 incorporated municipalities, including 3 cities, multiple boroughs, and multiple townships.

Other Cities: Carbondale and Dunmore.
Selected Boroughs: Archbald, Blakely, Clarks Summit, Dickson City, Forest City, Jermyn, Jessup, Moosic, Old Forge, Olyphant, Ransom, Taylor, and others.
Selected Townships: Abington, Benton, Clifton, Covington, Elmhurst, Glenburn, Jefferson, Lehigh, Madison, Newton, North Abington, Ransom, Scott, South Abington, Spring Brook, and others.