Pennsylvania Landlord-Tenant Law: What Every Investor Needs to Know

Pennsylvania is a landlord-friendly state compared to many coastal markets — but that doesn't mean there are no rules. Understanding the legal framework before you buy protects your investment and your relationships with tenants.

Here's what every investor entering the Pennsylvania market needs to know.

Security deposits

Pennsylvania caps security deposits at two months' rent for the first year of tenancy, and one month's rent for all subsequent years. If you're charging two months upfront, you must reduce it after year one — many landlords miss this and face liability.

You have 30 days after a tenant vacates to return the deposit (or an itemized statement of deductions). Fail to meet that deadline and you forfeit the right to any deductions — and the tenant can sue for double the deposit amount.

Deposits above $100 must be held in a separate, interest-bearing escrow account. The tenant earns the interest on deposits held for more than two years.

Lease requirements

Pennsylvania doesn't mandate a written lease for month-to-month tenancies, but you should always use one. A written lease gives you:

A clear record of rent amount and due date
Defined rules on pets, smoking, maintenance responsibility
The legal basis for non-renewal or termination

For leases over three years, Pennsylvania requires notarization. Most residential leases run one year — no notarization needed.

Rent and late fees

Pennsylvania has no statewide rent control. You can charge market rate, increase rent at lease renewal with proper notice, and set late fees as you see fit. Most landlords charge 5–10% of monthly rent as a late fee — include it explicitly in your lease.

Notice requirements for rent increases depend on lease type:

Month-to-month: 30 days written notice
Fixed-term lease: changes take effect at renewal

The eviction process

Pennsylvania calls it "ejectment" for holdover tenants and "landlord-tenant" proceedings for non-payment. Either way, the process follows these steps:

Written notice — 10 days for non-payment of rent; 15 days for lease violations; 30 days for month-to-month termination
File a complaint with your local Magisterial District Judge (MDJ) — filing fee is typically $75–$100
Hearing — usually scheduled within 7–15 days of filing
Judgment — if the tenant doesn't appear or you prevail, you receive a judgment for possession
Order for possession — issued 10 days after judgment; the tenant has 10 days to appeal or vacate
Writ of possession — if still not vacated, the constable physically removes the tenant

From first notice to physical removal, expect 4–8 weeks in most Pennsylvania counties. This is faster than New York or New Jersey but slower than some Southern states.

Habitability standards

Pennsylvania requires landlords to maintain properties in a habitable condition — functioning heat, plumbing, electricity, and structural integrity. Tenants have the right to "repair and deduct" (fix habitability issues and deduct costs from rent) if you fail to act after written notice.

The best way to avoid habitability disputes is a move-in inspection checklist signed by both parties and a clear policy for maintenance requests.

Local rules layer on top of state law

Many Pennsylvania cities and boroughs add their own requirements on top of state law. Depending on the municipality, you may encounter:

Certificate of occupancy required before renting
Annual rental registration with the municipality (fee per unit)
Lead paint disclosure required for pre-1978 construction — which covers most of Pennsylvania's older housing stock
Bed bug addendum required for new leases

Counties and municipalities often enforce their own health and housing codes through a local building-inspection office. Confirm the specific rules where you're buying, and budget for compliance costs when acquiring older properties.

Bottom line

Pennsylvania's landlord-tenant law is navigable and relatively investor-friendly. The keys: use a solid written lease, handle security deposits by the book, and treat the eviction process as a last resort managed early and documented throughout. Work with a local real estate attorney on your first deal — it's worth the cost.

If you're evaluating a Pennsylvania investment and want to understand how we underwrite compliance costs into our deals, reach out.