Pennsylvania landlord-tenant law FAQ
31 answers to common Pennsylvania landlord questions. Every answer is a verified fact with its official source and last-checked date.
How much can a landlord charge for a security deposit in Pennsylvania?
Up to 2 months' rent in the first lease year. From the second year on, and on renewal, no more than 1 month's rent.
Verified Source: 68 P.S. § 250.511a (Landlord and Tenant Act § 511.1) · last checked 2026-10-15 · Full security deposit limit page
How long does a landlord have to return a security deposit in Pennsylvania?
Written list of damages plus the remaining deposit (with any unpaid interest) within 30 days after the lease ends or the tenant surrenders the premises. Missing the list forfeits the right to withhold.
Verified Source: 68 P.S. § 250.512 (Landlord and Tenant Act § 512) · last checked 2026-10-15 · Full deposit return deadline page
How much notice does a landlord have to give before entering a rental in Pennsylvania?
Tenants must give the landlord reasonable access for maintenance, repairs and showings, under the implied covenant of quiet enjoyment. The Attorney General's guide does not state a fixed notice period.
Verified Source: Pennsylvania Office of Attorney General, Consumer Guide to Tenant and Landlord Rights (v1.1, June 13, 2022) · last checked 2026-10-15 · Full notice to enter page
How much notice does a landlord need to give to raise the rent in Pennsylvania?
Pennsylvania's Landlord and Tenant Act of 1951 sets no rent-increase notice period (full act read). Its only rent-increase rule is that, after 5 years of tenancy, an increase does not require a bigger deposit (§ 511.1(d)).
Verified Source: Landlord and Tenant Act of 1951, 68 P.S. § 250.101 et seq. (Act of 1951, Section 101) · last checked 2026-10-15 · Full rent increase notice page
Can a landlord charge a late fee in Pennsylvania, and how much?
No fixed cap is given. The Attorney General's guide says late fees should not be excessive and should reasonably relate to the landlord's costs, and the lease should disclose any late penalties.
Verified Source: Pennsylvania Office of Attorney General, Consumer Guide to Tenant and Landlord Rights (v1.1, June 13, 2022) · last checked 2026-10-15 · Full late fees page
What notice does a landlord have to give before evicting for unpaid rent in Pennsylvania?
10 days' written notice to quit for nonpayment of rent after demand (the lease may shorten or waive the notice).
Verified Source: 68 P.S. § 250.501(b), (e) (Act of 1951, Section 501) · last checked 2026-10-15 · Full eviction notice (nonpayment) page
How much notice is needed to end a month-to-month tenancy in Pennsylvania?
A month-to-month or year-to-year tenancy renews automatically unless the landlord or tenant gives at least 15 days' notice before the current term ends.
Verified Source: 68 P.S. § 250.501(b) (PA AG Consumer Guide) · last checked 2026-10-15 · Full ending a month-to-month tenancy page
Does a landlord have to pay interest on a security deposit in Pennsylvania?
From the 25th month of occupancy, a deposit over $100 must be held in an interest-bearing account (unless the landlord is bonded). The tenant gets the interest, minus a 1% landlord fee, at the end of the third and each later year. The landlord must tell the tenant in writing the bank's name and address.
Verified Source: 68 P.S. §§ 250.511a(c), 250.511b(a) (PA AG Consumer Guide) · last checked 2026-10-15 · Full interest on deposits page
Is a move-in or move-out inspection checklist required in Pennsylvania?
Pennsylvania's Landlord and Tenant Act of 1951 requires no move-in inspection or checklist (full act read).
Verified Source: 68 P.S. § 250.101 et seq. (Act of 1951, Section 101) · last checked 2026-10-15 · Full move-in/move-out checklist page
Is landlord retaliation illegal in Pennsylvania?
A landlord may not terminate or refuse to renew a lease because of the tenant's participation in a tenants' association. Beyond that, Pennsylvania's landlord-tenant law has no general anti-retaliation provision, though local ordinances (e.g. Philadelphia) may have one.
Verified Source: 68 P.S. § 250.205 (PA AG Consumer Guide) · last checked 2026-10-15 · Full retaliation protections page
Can a landlord change the locks or shut off utilities in Pennsylvania?
The PA Attorney General's guide says landlord self-help eviction is prohibited. The landlord may not change the locks or shut off utilities to start an eviction and must use the court process instead.
Verified Source: PA Office of Attorney General, Consumer Guide to Tenant and Landlord Rights (v1.1, June 13, 2022), via archive.org · last checked 2026-10-15 · Full lockouts and utility shutoffs page
What can a tenant do if the landlord won't make repairs in Pennsylvania?
Every lease includes an unwaivable implied warranty of habitability. After notice and a reasonable chance to fix a serious defect, legal options may include repair and deduct, terminating the lease, or withholding rent until it's fixed. Get legal advice first, since misusing a remedy can lead to eviction.
Verified Source: Implied warranty of habitability (PA AG Consumer Guide) · last checked 2026-10-15 · Full repairs and habitability remedies page
What disclosures must a landlord give tenants in Pennsylvania?
Pennsylvania's Landlord and Tenant Act of 1951 imposes no general lease disclosure requirements (full act read). Federal lead-paint disclosure still applies to pre-1978 housing.
Verified Source: 68 P.S. § 250.101 et seq. (Act of 1951, Section 101) · last checked 2026-10-15 · Full required lease disclosures page
What can a landlord do with property a tenant leaves behind in Pennsylvania?
Property left behind may be deemed abandoned in listed situations: vacating after a written lease ends, after an executed or entered eviction order, after giving a forwarding address, or vacating with rent 15+ days late and a posted notice. Before disposing of it, the landlord must give written notice of the tenant's rights. The tenant has 10 days from the postmark to retrieve the property or ask for storage of up to 30 days at the tenant's cost. Property of a deceased tenant is handled under probate law instead.
Verified Source: 68 P.S. § 250.505a (Landlord and Tenant Act § 505.1) · last checked 2026-10-15 · Full abandoned property page
Can a tenant break a lease early for domestic violence or military service in Pennsylvania?
No stand-alone right to end a lease early. Unless the lease allows it or the landlord has breached, a tenant who moves out may owe rent until the lease ends or the unit is re-rented, and the landlord has no duty to find a new tenant.
Verified Source: PA AG Consumer Guide (Early Termination) · last checked 2026-10-15 · Full early termination (dv/military) page
Is there a grace period before a late fee can be charged in Pennsylvania?
Pennsylvania's Landlord and Tenant Act of 1951 sets no late-fee grace period or cap (full act read). The Attorney General's tenant guide says late fees should not be excessive and should bear a reasonable relation to the landlord's cost.
Verified Source: 68 P.S. § 250.101 et seq.; PA OAG Consumer Guide to Tenant and Landlord Rights (2022) (Act of 1951, Section 101) · last checked 2026-10-15 · Full late fee grace period page
What is the eviction notices for other grounds (lease violation, no-fault) rule in Pennsylvania?
For a lease breach or end of term, the landlord's written notice to quit must give 15 days if the lease is for one year or less or has no fixed end date, and 30 days if the lease is for more than one year. Drug-related lease breaches under Section 505-A need 10 days. A lease can shorten or waive these notice periods.
Verified Source: Pa. Landlord and Tenant Act of 1951, Section 501 (68 P.S. § 250.501) (Browser transcription) · last checked 2026-10-15 · Full eviction notices for other grounds (lease violation, no-fault) page
What is the right to cure / redeem rule in Pennsylvania?
In an eviction for nonpayment of rent only, the tenant can stop the writ of possession at any time before it is carried out by paying the rent actually in arrears plus costs to the constable or sheriff.
Verified Source: Pa. Landlord and Tenant Act of 1951, Section 503 (68 P.S. § 250.503) (Browser transcription) · last checked 2026-10-15 · Full right to cure / redeem page
What is the deposit bank holding / separate account rule in Pennsylvania?
Residential security deposits over $100 must be kept in an escrow account at a federally or state-regulated bank. The landlord must tell each tenant in writing the bank's name and address and the amount held. Instead of escrowing, a landlord may post a guarantee bond from a bonding company authorized in Pennsylvania.
Verified Source: Pa. Landlord and Tenant Act of 1951, Sections 511.2 and 511.3 (68 P.S. §§ 250.511b, 250.511c) (Browser transcription) · last checked 2026-10-15 · Full deposit bank holding / separate account page
What happens to the lease when a tenant dies in Pennsylvania?
If the only tenant dies during a residential lease, the estate's executor or administrator may end the lease with 14 days' written notice. The lease ends on the later of the last day of the second calendar month after the month of death, or when the unit is surrendered and all belongings removed. The estate still owes rent and debts up to that date but no early-termination penalty. This applies to leases signed or extended on or after the 2016 amendment took effect.
Verified Source: Pa. Landlord and Tenant Act of 1951, Section 514 (68 P.S. § 250.514) (Browser transcription) · last checked 2026-10-15 · Full death of a tenant page
How does the eviction court process work in Pennsylvania?
After the landlord files a complaint, the magisterial district judge issues a summons for a hearing 7 to 10 days later. If the landlord wins, a writ of possession can be issued after the fifth day following judgment; it is served within 48 hours and carried out on the 11th day after service. Either side may appeal to the court of common pleas within 10 days for a residential lease (30 days for a domestic-violence victim). A tenant's appeal stops the eviction only if the tenant pays the judgment amount and keeps paying rent into escrow.
Verified Source: Pa. Landlord and Tenant Act of 1951, Sections 502, 503 and 513 (68 P.S. §§ 250.502, 250.503, 250.513) (Browser transcription) · last checked 2026-10-15 · Full eviction court process & timeline page
What is the guest & occupancy limits rule in Pennsylvania?
In buildings and complexes with three or more households, tenants have a right to have social guests, family or visitors for a reasonable period of time, and service providers of their choosing. The landlord may not charge any fee, service charge or extra rent for this, and a lease cannot waive it.
Verified Source: Pa. Landlord and Tenant Act of 1951, Sections 501-A and 504-A (68 P.S. §§ 250.501-A, 250.504-A) (Browser transcription) · last checked 2026-10-15 · Full guest & occupancy limits page
Does a landlord have to give notice before not renewing a lease in Pennsylvania?
A residential lease may not be ended or not renewed because the tenant or a family member takes part in a tenants' organization. A search of the full Act found no other statewide limit on not renewing a lease. At the end of the term, the landlord gives the Section 501 notice to quit: 15 days for leases of one year or less, 30 days for longer leases.
Verified Source: Pa. Landlord and Tenant Act of 1951, Sections 205 and 501 (68 P.S. §§ 250.205, 250.501); Act Sections 101-603 searched in full (Browser transcription) · last checked 2026-10-15 · Full lease renewal / non-renewal notice page
Does a landlord need just cause to evict in Pennsylvania?
A search of the full Act found no just-cause requirement for ordinary residential tenancies: Section 501 lets a landlord give notice to quit when the term ends, the lease is breached, or rent is unpaid. Mobile home park residents are the exception. A park owner cannot take back a space at lease end while the resident follows park rules, pays rent and wants to stay.
Verified Source: Pa. Landlord and Tenant Act of 1951, Section 501 (68 P.S. § 250.501), incl. (c.1)-(c.2); Act Sections 101-603 searched in full (Browser transcription) · last checked 2026-10-15 · Full just-cause eviction page
What happens if a tenant stays after the lease ends in Pennsylvania?
A search of the full Act found no double-rent or other set holdover penalty. When a tenant stays after proper notice, the landlord files for possession and the judgment can include the property, damages for the unjust detention, and unpaid rent.
Verified Source: Pa. Landlord and Tenant Act of 1951, Sections 501 and 503(a) (68 P.S. §§ 250.501, 250.503); Act Sections 101-603 searched in full (Browser transcription) · last checked 2026-10-15 · Full holdover tenants page
Can a tenant sublet an apartment in Pennsylvania?
A search of the full Act found no rule requiring or limiting landlord consent to subletting; that is left to the lease. A sublessee is bound by the original lease. Assigning or surrendering a lease of more than three years must be in writing.
Verified Source: Pa. Landlord and Tenant Act of 1951, Sections 105 and 203 (68 P.S. §§ 250.105, 250.203); Act Sections 101-603 searched in full (Browser transcription) · last checked 2026-10-15 · Full subletting & assignment page
How much can a landlord charge for a rental application fee in Pennsylvania?
A search of the full Landlord and Tenant Act of 1951 found no limit on rental application fees.
Verified Source: Pa. Landlord and Tenant Act of 1951, Sections 101-603 (searched in full) (Browser transcription) · last checked 2026-10-15 · Full application fees & screening page
Can a tenant fix something and deduct it from rent in Pennsylvania?
A search of the full Landlord and Tenant Act of 1951 found no repair-and-deduct provision. Whether such a remedy exists comes from sources outside the Act, which this site has not verified.
Verified Source: Pa. Landlord and Tenant Act of 1951, Sections 101-603 (searched in full) (Browser transcription) · last checked 2026-10-15 · Full repair and deduct page
Can a tenant withhold rent for repairs in Pennsylvania?
Pennsylvania's Landlord and Tenant Act refers to the separate City Rent Withholding Act (Act of Jan. 24, 1966): when an agency certifies a unit uninhabitable and the tenant chooses to pay rent into escrow under that law, the certifying agency must mail the landlord a monthly statement of escrowed funds. The Landlord and Tenant Act itself has no rent-withholding procedure.
Verified Source: Pa. Landlord and Tenant Act of 1951, Section 206 (68 P.S. § 250.206); Act Sections 101-603 searched in full (Browser transcription) · last checked 2026-10-15 · Full rent withholding / escrow page
What is the manufactured / mobile home parks rule in Pennsylvania?
For mobile home park residents, notice to quit at lease end or for breach is 30 days (lease under one year) or 3 months (one year or more). For unpaid rent it is 15 days from April 1 to August 31 and 30 days from September 1 to March 31. A park owner may recover a space only after a legal eviction under the Mobile Home Park Rights Act, a written mutual agreement, or when the resident chooses to leave at lease end.
Verified Source: Pa. Landlord and Tenant Act of 1951, Section 501(c)-(c.2) (68 P.S. § 250.501) (Browser transcription) · last checked 2026-10-15 · Full manufactured / mobile home parks page
What is the military lease termination (federal scra, all states) rule in Pennsylvania?
Federal law that applies in every state: under the Servicemembers Civil Relief Act, a tenant may end a residential lease after entering military service, or after getting permanent-change-of-station orders or deployment orders of at least 90 days, by delivering written notice and a copy of the orders to the landlord. For a lease with monthly rent, termination takes effect 30 days after the next rent due date following delivery of the notice. Any state-specific rule on this page also applies. Code text: "The lessee on a lease described in subsection (b) may, at the lessee's option, terminate the lease at any time after."
Verified Source: 50 U.S.C. § 3955 (federal Servicemembers Civil Relief Act) · last checked 2026-10-16 · Full military lease termination (federal scra, all states) page
Pennsylvania cities with their own rules
- Abbottstown landlord rules
- Adamstown landlord rules
- Allentown landlord rules
- Altoona landlord rules
- Ambridge landlord rules
- Archbald landlord rules
- Avondale landlord rules
- Baden landlord rules
- Baldwin landlord rules
- Barrett Township landlord rules
- Bath landlord rules
- Bern Township landlord rules
All Pennsylvania landlord-tenant law
Get alerts when Pennsylvania's landlord laws change
A short email when a rule on this site changes. Free, unsubscribe anytime.