Renting in Pennsylvania
Your rights as a tenant in Pennsylvania
In Pennsylvania, the security deposit can be up to 2 months of rent. What state law says about your deposit, the notices you must get, repairs and eviction. Every rule comes with its citation and the text of the law.
Key numbers in Pennsylvania
- Maximum deposit
- Up to 2 months of rent
- 68 P.S. §250.511a(a)-(b)
- To return your deposit
- 30 days
- 68 P.S. §250.512(a)
- Notice for late rent
- 10 days
- 68 P.S. §250.501(b)
What the law says
The rules, one by one
The basic rules for renting in Pennsylvania, answered with state law and its citation.
Tap “What the law says” to read the exact text and see where it comes from.
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How much can they charge for a deposit?
Up to 2 months of rent
During the first year of a lease, the landlord may not require more than two months' rent as a deposit (escrow funds). From the second year on, the deposit may not exceed one month's rent.
What the law says · 68 P.S. §250.511a(a)-(b)
“(a) No landlord may require a sum in excess of two months' rent to be deposited in escrow for the payment of damages to the leasehold premises and/or default in rent thereof during the first year of any lease. (b) During the second and subsequent years of the lease or during any renewal of the original lease the amount required to be deposited may not exceed one month's rent.”
Source: Pennsylvania General Assembly (Landlord and Tenant Act of 1951) · Verified on October 23, 2026
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When must they return my deposit?
30 days
Within 30 days after the lease ends or you surrender the home, the landlord must give you a written list of damages charged and return the difference of the deposit. Missing the list in 30 days forfeits the right to withhold anything; failing to pay the difference makes the landlord liable for double. You must give your new address in writing.
What the law says · 68 P.S. §250.512(a)
“Every landlord shall within thirty days of termination of a lease or upon surrender and acceptance of the leasehold premises, whichever first occurs, provide a tenant with a written list of any damages to the leasehold premises for which the landlord claims the tenant is liable. Delivery of the list shall be accompanied by payment of the difference between any sum deposited in escrow, including any unpaid interest thereon, for the payment of damages to the leasehold premises and the actual amount of damages to the leasehold premises caused by the tenant.”
Source: Pennsylvania General Assembly (Landlord and Tenant Act of 1951) · Verified on October 23, 2026
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If I fall behind on rent, what notice must I get?
10 days
If you fail to pay rent on demand, the notice to quit must give you 10 days from service to move out. Note: many Pennsylvania leases contain a valid waiver of this notice; check your lease.
What the law says · 68 P.S. §250.501(b)
“In case of failure of the tenant, upon demand, to satisfy any rent reserved and due, the notice shall specify that the tenant shall remove within ten days from the date of the service thereof.”
Source: Pennsylvania General Assembly (Landlord and Tenant Act of 1951) · Verified on October 23, 2026
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How much notice ends a month-to-month rental?
15 days
At the end of the term or for a lease breach, the notice to quit must give you 15 days if the lease was for one year or less or for an indeterminate time (month to month), and 30 days if it was for more than one year.
What the law says · 68 P.S. §250.501(b)
“in case of the expiration of a term or of a forfeiture for breach of the conditions of the lease where the lease is for any term of one year or less or for an indeterminate time, the notice shall specify that the tenant shall remove within fifteen days from the date of service thereof, and when the lease is for more than one year, then within thirty days from the date of service thereof.”
Source: Pennsylvania General Assembly (Landlord and Tenant Act of 1951) · Verified on October 23, 2026
Protections
Protections the law gives you
We show only what state law says, with its citation. Your city may give you more protections.
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Only a court order can remove you
Yes: state law says so
A landlord cannot evict you on their own: no changing the locks or shutting off utilities to force you out. The landlord must file a complaint before the magisterial district judge and follow the statutory process.
What the law says · 68 P.S. §250.501 et seq.; 68 P.S. §399.1 et seq.
“Landlord "self-help" eviction is prohibited – i.e., landlord may not change your locks or shut off your utility service to initiate an eviction. Instead, the landlord must follow the process below.”
Pennsylvania Office of Attorney General (Consumer Guide to Tenant and Landlord Rights)
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Protection from retaliation
No: state law does not provide it
Pennsylvania state law has no general protection against landlord retaliation. The Attorney General's guide says no state rule prohibits it in general, but your municipality (Philadelphia, for example) may have an ordinance that does.
What the law says · Pennsylvania Office of Attorney General (Consumer Guide to Tenant and Landlord Rights)
“There is no general provision in Pennsylvania law that prohibits landlords from retaliating against tenants for exercising their rights under Pennsylvania’s landlord-tenant laws. But your local municipal government—your township, borough, or city council—may have enacted laws to prohibit retaliation by landlords. For example, the Philadelphia City Council has enacted an ordinance that prohibits a landlord from retaliating against a tenant for filing a complaint alleging a violation or for exercising a legal right.”
Pennsylvania Office of Attorney General (Consumer Guide to Tenant and Landlord Rights)
Eviction
How an eviction works in Pennsylvania
Step by step, with the time periods the law sets. No landlord can skip the court.
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10-day notice to quit for unpaid rent
at least 10 days
What the law says · 68 P.S. §250.501(b)
“In case of failure of the tenant, upon demand, to satisfy any rent reserved and due, the notice shall specify that the tenant shall remove within ten days from the date of the service thereof.”
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Complaint and summons before the magisterial district judge; hearing 7 to 10 days later
7 to 10 days
What the law says · 68 P.S. §250.502(a)
“Upon the filing of the complaint, the justice of the peace shall issue a summons which recites substantially the complaint, is directed to any writ server, constable or the sheriff of the county and commands that writ server, constable or sheriff to summon the tenant to appear before the justice of the peace to answer the complaint on a date not less than seven nor more than ten days from the date of the summons.”
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Hearing and judgment
What the law says · 68 P.S. §250.503(a)
“If it appears that the complaint has been sufficiently proven, the justice of the peace shall enter judgment against the tenant: (1) that the real property be delivered up to the landlord; (2) for damages, if any, for the unjust detention of the demised premises; and (3) for the amount of rent, if any, which remains due and unpaid.”
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Appeal to the court of common pleas within 10 days
up to 10 days
What the law says · 68 P.S. §250.513(b)
“Within ten days after the rendition of judgment by a lower court arising out of residential lease or within thirty days after a judgment by a lower court arising out of a nonresidential lease or a residential lease involving a victim of domestic violence, either party”
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Writ of possession after the fifth day following judgment; executed on the eleventh day after service
at least 5 days
What the law says · 68 P.S. §250.503(b)
“At the request of the landlord, the justice of the peace shall, after the fifth day after the rendition of the judgment, issue a writ of possession directed to the writ server, constable or sheriff commanding him to deliver forthwith actual possession of the real property to the landlord … This writ is to be served within no later than forty-eight hours and executed on the eleventh day following service upon the tenant of the leased premises.”
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For unpaid rent, paying the arrears and costs before execution voids the writ
What the law says · 68 P.S. §250.503(c)
“At any time before any writ of possession is actually executed, the tenant may, in any case for the recovery of possession solely because of failure to pay rent due, supersede and render the writ of no effect by paying to the writ server, constable or sheriff the rent actually in arrears and the costs.”
Free or low-cost legal help
If you get a notice or a court case, look for help early: the deadlines are short. These are official pages or pages the state courts link to.
Complaints to the Pennsylvania Human Relations Commission (PHRC): generally 180 days
If you believe you faced illegal discrimination, you generally have 180 days from when it happened to file a complaint with the Pennsylvania Human Relations Commission (PHRC). You can email the PHRC or call your regional office.
Pennsylvania Human Relations Commission (PHRC)Frequently asked questions
How much can a landlord charge for a deposit in Pennsylvania?
During the first year of a lease, the landlord may not require more than two months' rent as a deposit (escrow funds). From the second year on, the deposit may not exceed one month's rent. (68 P.S. §250.511a(a)-(b))
When must a deposit be returned in Pennsylvania?
Within 30 days after the lease ends or you surrender the home, the landlord must give you a written list of damages charged and return the difference of the deposit. Missing the list in 30 days forfeits the right to withhold anything; failing to pay the difference makes the landlord liable for double. You must give your new address in writing. (68 P.S. §250.512(a))
What notice is required for late rent in Pennsylvania?
If you fail to pay rent on demand, the notice to quit must give you 10 days from service to move out. Note: many Pennsylvania leases contain a valid waiver of this notice; check your lease. (68 P.S. §250.501(b))
How much notice ends a month-to-month rental in Pennsylvania?
At the end of the term or for a lease breach, the notice to quit must give you 15 days if the lease was for one year or less or for an indeterminate time (month to month), and 30 days if it was for more than one year. (68 P.S. §250.501(b))
A summary of state law, not legal advice. Cities may have additional rules.
Pending
What is left to verify
We have not yet verified these Pennsylvania rules in the law with their citation, so we do not show them. If you need them today, ask for free legal aid.
- Are there limits on late fees? Not verified yet
- How much notice before a rent increase? Not verified yet
- Protection related to immigration status Not verified yet
- Repair and deduct from the rent Not verified yet