Pennsylvania Landlord-Tenant Laws: Complete Guide for Property Owners

Pennsylvania's landlord-tenant laws are primarily governed by the Landlord Tenant Act of 1951. While the state provides a strong legal framework protecting both property owners and renters, Pennsylvania is generally considered a landlord-friendly state due to its lack of rent control and relatively straightforward eviction process.

Key Pennsylvania Rental Laws at a Glance

Security Deposits

Pennsylvania has specific rules regarding how much a landlord can collect for a security deposit and how it must be held:

• First Year: Maximum of two months' rent.
• Second Year & Beyond: Maximum of one month's rent. If the initial deposit was larger, the landlord must refund the excess.
• After Five Years: The deposit cannot be increased even if rent increases.

Landlords must return deposits within 30 days of the tenant moving out, accompanied by an itemized list of any deductions. Furthermore, any deposit over $100 must be held in an escrow account, and interest must be paid out to the tenant annually starting the third year (minus a 1% admin fee for the landlord).

For more detail, see our Security DepositsPreview unavailable deep dive.

Eviction Procedures

The eviction process in Pennsylvania generally begins with a written Notice to Quit. The required statutory notice period (which applies when the lease is silent) depends on the reason:

• Non-Payment of Rent: A 10-day Notice to Quit (unless the lease explicitly specifies a different notice period or waives notice entirely).
• Lease Violations / End of Lease (Under 1 Year): A 15-day Notice to Quit.
• Lease Violations / End of Lease (1 Year or More): A 30-day Notice to Quit.
• Illegal Drug Activity: A 10-day Notice to Quit.

If the tenant does not vacate, the landlord files a Landlord/Tenant Complaint with the Magisterial District Court. Self-help evictions (like changing locks) are strictly illegal.

For more detail, see our Eviction ProcessPreview unavailable guide.

Rent Control and Increases

Pennsylvania prohibits state-wide rent control. Cities and municipalities cannot enact their own rent control ordinances.

• Landlords can raise rent by any amount without a statutory cap, provided they do so at the end of a lease term and with proper notice.
• During an active, fixed-term lease, rent cannot be increased unless explicitly permitted by the lease agreement.

For more detail, see our Rent IncreasesPreview unavailable guide.

Required Disclosures Compared

to other states, Pennsylvania has minimal state-level disclosure requirements. The primary requirements include:

• Lead-Based Paint: Under federal law, landlords renting out homes built before 1978 must provide a lead paint disclosure form and EPS pamphlet.
• Local Ordinances: Cities like Philadelphia require additional disclosures, such as a Lead Safe/Lead Free Certification and a Certificate of Rental Suitability.

For more detail, see our Required DisclosuresPreview unavailable guide.

Maintenance and Habitability

Under the implied warranty of habitability, Pennsylvania landlords are legally required to provide a safe, sanitary, and livable dwelling. Key responsibilities include:

• Ensuring structural integrity.
• Maintaining working plumbing, heating, and electrical systems.
• Providing running hot and cold water.
• Exterminating significant rodent or insect infestations.

If a landlord fails to make critical repairs after reasonable notice, Pennsylvania tenants may have the right to withhold rent or use the "repair and deduct" method, though doing so carries legal risks for the tenant.

For more detail, see our Maintenance ObligationsPreview unavailable guide.

Late Fees

Pennsylvania has no specific statutory limit on how much a landlord can charge for a rent late fee. However, courts require that the fee be a reasonable estimate of the actual damages incurred by the landlord due to the late payment. Generally, charging 4% to 5% of the monthly rent is considered acceptable, whereas extremely high fees may be thrown out by a judge as an illegal "penalty."

For more detail, see our Late FeesPreview unavailable guide.

Getting Started with Compliance

Managing a rental business in Pennsylvania means keeping careful track of lease renewals, security deposit escrow rules, and proper eviction notices. Landager’s property management dashboard helps landlords stay organized and compliant with customizable lease templates, automated rent collection, and deposit tracking.

Explore more Pennsylvania compliance topics:

• Security DepositsPreview unavailable
• Eviction ProcessPreview unavailable
• Required DisclosuresPreview unavailable
• Rent IncreasesPreview unavailable
• Lease RequirementsPreview unavailable
• Maintenance ObligationsPreview unavailable
• Late FeesPreview unavailable