Pennsylvania Landlord Required Disclosures

Unlike many other states, Pennsylvania does not have a comprehensive list of state-mandated disclosures that a landlord must provide to a tenant before moving in. However, landlords must still comply with federal laws and are heavily subject to local, city-specific ordinances that demand rigorous disclosures.

Federal Disclosure Requirements

Regardless of where your property is located in Pennsylvania, you must comply with the federal lead-based paint disclosure rule.

Lead-Based Paint

If the residential rental property was constructed before 1978, landlords must provide standard documentation to incoming tenants:

• A completed Lead-Based Paint Disclosure Statement.
• The EPA-approved informational pamphlet, "Protect Your Family from Lead in Your Home."
• Any known records or reports concerning the presence of lead-based paint or hazards in the building.

Failure to provide these documents can result in massive federal fines.

State-Level Disclosures

Currently, the Pennsylvania Landlord and Tenant Act does not require statewide disclosures regarding common issues like mold, bed bugs, recent deaths on the property, or flood zones, though voluntarily disclosing serious hazards is generally recommended to avoid liability under the implied warranty of habitability.

Escrow Account Details

If a landlord collects a security deposit in excess of $100, the funds must be held in a regulated escrow account. The landlord is required to communicate, in writing, the name and address of the financial institution housing the funds to the tenant.

City-Specific Requirements (Example: Philadelphia)

Although state law is light on disclosures, municipalities in Pennsylvania often enforce strict rules. Philadelphia is the most prominent example:

1. Lead Safe or Lead Free Certification: In Philadelphia, all landlords renting properties built before 1978 must present a "Lead Safe" or "Lead Free" certification to the tenant, accompanied by a valid dust wipe test result, before the tenant signs a lease or moves in.
2. Certificate of Rental Suitability: Landlords in Philadelphia must provide a copy of this certificate to tenants at the inception of the lease, confirming the property has all necessary rental licenses and no critical code violations.
3. Partners for Good Housing Handbook: Philadelphia landlords are required to provide new tenants with a copy of the "Partners for Good Housing" handbook issued by the city.
4. Bed Bug Control: In Philadelphia, landlords must provide tenants with a brochure detailing bed bug prevention and treatment and must disclose any bed bug history in the unit from the previous 120 days.

Note: You must research city-specific housing ordinances where your property is located. Pittsburgh, Allentown, and other municipalities have their own rental licensing and disclosure mandates.

Best Practices

Even though Pennsylvania law doesn't formally mandate many disclosures, creating a transparent lease agreement protects the landlord. It is strongly advised to clearly disclose:

• Responsibility for utility payments.
• Any non-refundable move-in or pet fees.
• Smoking and pet policies.

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