PA Landlord-Tenant
Law.
An educational overview of Pennsylvania landlord-tenant law every rental property investor should understand.
Disclaimer: This is educational information, not legal advice. Pennsylvania landlord-tenant law is complex and varies by municipality. Consult a qualified real estate attorney for advice specific to your situation.
Lease Requirements
Pennsylvania requires residential leases to be in writing for terms longer than one year. A valid PA lease should include:
- Names of all tenants and the landlord
- The rental address and unit description
- Lease term (start and end dates)
- Rent amount, due date, and acceptable payment methods
- Security deposit amount and terms
- Utilities responsible parties (landlord vs. tenant)
- Maintenance and repair responsibilities
- Rules and policies (pets, smoking, noise, etc.)
- Late fee provisions (must be reasonable)
- Move-in/move-out inspection procedures
Security Deposits in Pennsylvania
Pennsylvania has specific laws governing security deposits:
Maximum Amount
Two months' rent for the first year of tenancy. After the first year, it may not exceed one month's rent.
Return Timeline
The landlord must return the security deposit, less any lawful deductions, within 30 days of the tenant moving out.
Permissible Deductions
Unpaid rent, damage beyond normal wear and tear, unpaid utility bills (if landlord-paid), and breach of lease costs.
Interest Required
If the landlord holds 50+ units, the security deposit must be held in an interest-bearing escrow account and interest paid to the tenant annually.
Eviction Process in Pennsylvania
Pennsylvania follows a formal legal process for evictions. Self-help evictions (changing locks, shutting off utilities, removing belongings) are illegal.
Notice to Quit
The landlord provides written notice. For nonpayment of rent, a 10-day Notice to Quit is standard. For month-to-month tenancies, 30 days' notice is required.
Filing with Magistrate
If the tenant doesn't comply, the landlord files a Landlord/Tenant complaint with the local Magisterial District Judge.
Hearing
A hearing is scheduled (typically within 7–15 days). Both parties present their case. If the landlord prevails, a Judgment for Possession is issued.
Appeal Period
The tenant has 10 days to appeal. If no appeal is filed, the landlord can request a Warrant of Removal from the court.
Sheriff's Sale of Locks
The sheriff schedules the eviction (typically within 15–30 days). The tenant must vacate by the scheduled date.
Tenant Rights & Landlord Obligations
Tenant Rights
- Right to habitable premises (implied warranty of habitability)
- Right to quiet enjoyment of the property
- Protection against retaliatory eviction
- Right to 30-day notice for rent increases (month-to-month)
- Right to timely return of security deposit
Landlord Obligations
- Maintain the property in habitable condition
- Make necessary repairs in a timely manner
- Provide proper notice before entering the unit
- Follow proper legal procedures for eviction
- Comply with all building and housing codes
Rent Increase Rules
Pennsylvania has no rent control — landlords may raise rent by any amount. However:
- For month-to-month tenancies, you must provide at least 30 days' written notice before a rent increase takes effect
- For fixed-term leases, rent cannot be increased during the lease term unless the lease specifically allows it
- Increases cannot be retaliatory (in response to a tenant exercising legal rights)
- Increases cannot violate fair housing laws (applying different increases based on protected class status)
Official Resource: For the Pennsylvania Attorney General's complete landlord-tenant guide, visit the PA Attorney General's Landlord-Tenant Guide.