Pennsylvania Landlord-Tenant Reference Guide

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⚠️ Important: This reference guide reflects landlord-tenant statutes as of April 2026. Requirements change — always verify current information with a licensed professional in your state before taking action. This is general reference information only, not professional advice.

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Security Deposits

Both Parties

Maximum Amount

First year of tenancy: maximum 2 months rent. Second year and beyond: maximum 1 month rent. Any excess must be refunded within 30 days (68 P.S. § 250.511a).

Return Timeline

Must be returned within 30 days after lease termination with written itemized list of deductions. Failure forfeits right to deductions and tenant may sue for double the withheld amount.

Where to Hold

After 2 years of tenancy, landlord must place deposit in a federally or state regulated interest-bearing escrow account and pay interest annually to tenant.

Move-In / Move-Out Checklist

PA recommends documenting unit condition at move-in and move-out to protect both parties in deposit disputes.

Deductions Permitted

Unpaid rent, damage beyond normal wear and tear, costs to clean if unit left unreasonably dirty.

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Eviction & Notice Requirements

Landlord Right

No Just Cause Requirement

Pennsylvania does not require just cause for eviction. Landlords may refuse to renew a lease for any non-discriminatory reason.

Nonpayment of Rent

10-day written notice to quit before filing for eviction (68 P.S. § 250.501).

Lease Violations

15-day written notice to quit for other lease violations. Notice must specify the violation.

Month-to-Month Termination

15 days written notice for month-to-month leases; 30 days for year-to-year leases.

Philadelphia Requirements

Philadelphia requires 30-day notice minimum for most evictions and mandatory referral to the Eviction Diversion Program before filing.

Magisterial District Court

Evictions are filed in Magisterial District Court (MDJ). Tenant has 10 days after judgment to appeal to Court of Common Pleas.

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Rent & Rent Increases

Both Parties

No Statewide Rent Control

Pennsylvania has no statewide rent control law and no cap on rent increase amounts.

Notice Period

For month-to-month leases, notice equal to the rental period (30 days) is required before a rent increase. Fixed-term leases cannot be increased mid-term.

Philadelphia

Philadelphia has no rent control ordinance. However, the city has tenant protections including eviction diversion requirements.

Late Fees

PA has no statutory limit on late fees, but fees must be reasonable. Many courts will not enforce excessive late fees.

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Habitability & Repairs

Tenant Protection

Implied Warranty of Habitability

PA courts recognize an implied warranty of habitability. Landlords must maintain units fit for human habitation including heat, water, and structural integrity.

Repair & Deduct

PA does not have a statutory repair-and-deduct remedy. Tenants must pursue remedies through courts or code enforcement.

Rent Withholding

In Philadelphia, tenants may withhold rent for serious habitability violations after notifying the landlord and city. Must be paid into escrow.

Code Enforcement

Tenants may report habitability issues to local code enforcement (L&I in Philadelphia). Inspectors can issue violations and fines.

Heat Requirements

Landlords must provide adequate heat. PA requires 68°F minimum during heating season in tenant-occupied spaces.

Landlord Entry

PA law requires reasonable notice before entry — 24 hours is standard practice. Emergency entry is permitted without notice.

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Lease Requirements & Disclosures

Both Parties

Written Lease Required

Leases for more than 1 year must be in writing to be enforceable under PA Statute of Frauds (33 P.S. § 1).

Owner Disclosure

Landlord or authorized agent must provide name and address for service of process and notices.

Lead Paint Disclosure

Pre-1978 properties require EPA lead paint disclosure and 'Protect Your Family' pamphlet.

Radon Disclosure

PA recommends but does not legally require radon disclosure. Best practice is to test and disclose results.

Philadelphia Certificate of Rental Suitability

Philadelphia landlords must obtain a Certificate of Rental Suitability and provide tenants with the 'Partners for Good Housing' handbook before or at lease signing.

Anti-Discrimination

PA Human Relations Act prohibits discrimination based on race, color, religion, ancestry, sex, national origin, disability, or use of guide dogs.

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Official State Resources

Reference Only

Official Handbooks & Guides

The following are official government and state bar resources. Leasova does not control or maintain these external links — always verify information directly with the source.

• PA Consumer Guide to Tenant & Landlord Rights (PA Attorney General)
• PA Landlord-Tenant Handbook (PA Law Help / North Penn Legal Services)
• PA Landlord-Tenant Act of 1951 (PA General Assembly)

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