Moving into a new home in York brings a lot to juggle. Between starting utilities, sorting property taxes, and confirming any permits or inspections, it can feel like a maze. You want a simple, reliable checklist so nothing holds up your move or costs you extra later.

This guide walks you through York’s basics: how to start or transfer water, electric, gas, sewer, and trash; how property taxes work and how to check homestead exclusion eligibility; and when certificates or inspections may apply. You will also get a quick one-page checklist you can save for closing day. Let’s dive in.

Get utilities set up in York

Starting utilities early prevents service gaps and billing overlap. Plan to open or transfer accounts 3 to 7 business days before your move. Busy seasons can take longer, so earlier is better.

Water: York Water Company

York Water Company is the primary water provider for the City of York and nearby areas. New owners and tenants typically need to open or transfer an account, provide photo ID and proof of residency, and request a start date.

• Ask about any deposit, required ID, and online account setup.
• Buyers and tenants: set your start date for closing or move-in.
• Sellers: schedule a final meter read on closing day and keep the final bill for settlement.
• Buyers: confirm the start meter reading at closing so you do not inherit prior usage.

Electric service

Much of York County is served by Metropolitan Edison (Met-Ed), part of FirstEnergy, but you should confirm by address. Create or transfer your account, set the start date, and ask about deposits or credit checks. Save outage and emergency numbers in your phone.

Natural gas service

Natural gas service varies by address. Some areas are served by Columbia Gas, others by UGI or a different provider. If the gas has been off, you may need a safety inspection before turn-on. If the property uses propane, contact the delivery company to schedule an initial fill and set delivery intervals.

Sewer and stormwater

In-city properties may be billed by the City of York or by a municipal authority. Outside city limits, a township or municipal authority often manages billing. Confirm whether sewer is billed with water or on a separate statement and how to transfer the account.

Trash and recycling

Many York City addresses have municipal collection. Some nearby boroughs or townships use private haulers. Confirm your pickup day, accepted recycling items, rules for bulk pickups, and any fees for appliances or mattresses. Schedule service to start when you move in.

Internet, cable, and phone

Availability can vary by block. Major providers in the region include Comcast Xfinity and Verizon Fios, along with smaller ISPs. Installation can take several days to a week. Ask about appointment windows, any in-home wiring fees, and whether you can self-install.

Utility move checklist

• Start or transfer all utility accounts 3 to 7 business days before your move.
• Schedule final meter reads for water and electric on your closing or move date.
• Save account numbers, confirmation emails, and screenshots of requests.
• Ask about deposits, autopay, and budget billing options.
• For rentals, confirm in writing which utilities the landlord covers.

Property taxes and the homestead exclusion

Understanding local taxes helps you budget and avoid missed deadlines. In Pennsylvania, property tax bills usually include school district, county, and municipal components.

How York County property taxes work

• Multiple components: school district tax, county tax, and municipal tax. Some areas may also have special district or authority charges.
• Who bills: local tax collectors, school districts, county offices, or municipal authorities, depending on the tax.
• Timing: due dates and any installment options vary by taxing body. Confirm exact due dates with the local tax collector or the York County Treasurer or Tax Claim office.

Keep copies of your settlement sheet and ask your settlement agent to confirm tax proration at closing.

Homestead exclusion: who qualifies and how to apply

Pennsylvania’s homestead exclusion can reduce the assessed value of a primary residence for school property tax purposes, which can lower your school tax bill. It is not automatic.

• Eligibility basics: the home must be owner-occupied as your primary residence. Rental or secondary properties usually do not qualify.
• Action steps for new owners:
  • Contact the York County Assessment Office to check if your property is listed as a homestead and whether your school district has the program in effect.
  • If it is not granted, file the county’s homestead exclusion application and keep your confirmation.
  • Check with your school district tax office if any additional steps are required.
• Timing: deadlines vary by county. Some require filing by a specific date for the next tax year. Confirm current deadlines with the York County Assessment Office.

Transfer tax and closing notes

A real estate transfer tax typically applies when a property is sold. It includes state and local portions and is paid at closing by the buyer, seller, or both, depending on your contract and local custom. Sellers should provide proof of tax payments and confirm final tax proration at settlement.

Other registrations after you move

• Earned Income Tax and Local Services Tax: update your employer’s payroll forms with your new municipality and school district.
• Vehicle registration and driver’s license: update your address with PennDOT.
• Voter registration: update your registration with the York County Voter Registration Office.

Permits, certificates, and inspections

Some moves and property transfers in York require inspections or certificates before occupancy. The City of York Codes or Building Department can confirm what applies to your address.

CO vs. Certificate of Compliance

• Certificate of Occupancy (CO): issued for new construction, a change of use, or major renovations that affect how a building is used. A CO confirms code compliance and safety for occupancy.
• Certificate of Compliance: often required when ownership or occupancy changes, especially for rental units. Many municipalities use this to confirm safety and code compliance before a new occupant moves in.

When a certificate is needed

• A property sale where the municipality requires a Certificate of Compliance at transfer.
• Converting an owner-occupied home to a rental property.
• A new tenant moves in where a change-of-occupancy inspection is required.
• Major renovations or a change of use.
• New construction that needs a final inspection and CO before occupancy.

How the process usually works

• Submit the application and pay the fee to the City of York Codes or the applicable municipal office.
• Schedule the inspection. Inspectors typically check smoke and carbon monoxide alarms, egress, plumbing, electrical, and other safety items.
• Complete any required corrections and schedule a reinspection if needed.
• Receive the certificate when the property is compliant.

Have your proof of ownership or settlement statement, photo ID, completed application, and payment ready. Some inspections may require proof that utilities are active.

Rental registration for landlords

Many Pennsylvania cities require landlords to register rental units and pass periodic inspections. Requirements vary by municipality. Check local rules for rental registration timelines, inspection cycles, and safety standards, including any lead-based paint disclosures for older homes.

Penalties for noncompliance

If a required certificate or inspection is missing, you can face code violations, fines, and delays in closing. In some cases, occupancy is not allowed until compliance is met. Confirm requirements early so your sale, purchase, or tenant move-in stays on track.

Quick startup checklist for York

Use this list to move through your setup quickly and confidently.

Buyers before move-in or at closing

• Contact York Water Company to open or transfer service and schedule a meter reading.
• Identify the electric and gas providers for your address. Open or transfer accounts and set the start date for closing.
• Ask the seller or agent for final water and electric readings and receipts.
• Check with City of York Codes or Inspections about any Certificate of Compliance needed at transfer and keep proof if applicable.
• Apply for the homestead exclusion with the York County Assessment Office if you will live in the home as your primary residence.
• Confirm your trash collection provider and pickup day. Ask about bulk pickup rules.
• Verify your school district for tax purposes and confirm tax proration at closing.

Renters and landlords

• Tenants: confirm in writing which utilities are paid by the landlord versus the tenant. Request any change-of-occupancy inspection if the city requires it.
• Landlords: register the rental if required, schedule inspections, and obtain a Certificate of Compliance before new tenants move in.

Sellers

• Schedule final meter reads for water and electric on the day of closing.
• Provide documentation for any municipal certificates and recent inspection reports.
• Resolve any municipal or utility liens that could affect transfer.

After you move

• Update your driver’s license and vehicle registration with PennDOT.
• Update voter registration with the York County Voter Registration Office.
• Update employer payroll forms for local tax withholding.
• Keep copies of all utility confirmations and your homestead application receipt.

When in doubt, call the City of York Public Works or Codes Department, York Water Company, the York County Assessment Office, and your local tax collector or school district tax office. Policies, fees, and deadlines can change, so confirm details directly.

If you want help coordinating utilities, knowing what to ask the city, or planning your closing timeline, I am here to make your move easier. Schedule your free consultation with Stephanie Frysinger to get local guidance tailored to your York move.

FAQs

How do I set up water service in the City of York?

• Contact York Water Company several business days before move-in to open or transfer your account, provide ID, and set your start date. Sellers should schedule a final meter reading on closing day.

What is the homestead exclusion in York County, PA?

• It reduces the assessed value of your primary residence for school tax purposes if you qualify and apply through the York County Assessment Office. It is not automatic.

Do I need a Certificate of Occupancy to move into a resale home?

• Not always. A CO is common for new construction or major use changes. Many municipalities require a Certificate of Compliance or change-of-occupancy inspection at transfer or for rentals. Check with the City of York Codes office.

When should I start utility transfers for a York move?

• Start all transfers 3 to 7 business days before your move, and set final meter reads for closing or move-in day to avoid overlap.

Who usually pays the real estate transfer tax in York?

• Allocation varies by contract and local custom. Your settlement agent can confirm how it is split and ensure it is handled correctly at closing.