Pennsylvania Landlord Laws

Pennsylvania provides an equal balance of landlord and tenant rights, but tends to tilt as a tenant-friendly state compared to other places. There is no rent control statewide, but Pennsylvania has very specific laws concerning formal lease agreements, security deposits and evictions, especially in larger cities such as Philadelphia where additional local laws apply.

Like in other states, landlords in Pennsylvania need to stay informed on both state and municipal housing laws. These regulations touch on everything from required disclosures and notice periods to maintenance requirements and legal grounds for eviction. It’s important to understand these laws for both landlords and a tenants.

You can find Pennsylvania’s rental laws in the Landlord and Tenant Act of 1951, as well as city-specific codes and federal housing guidelines. Keep in mind that while this article highlights general statewide rules, local laws often add further requirements. For instance, Philadelphia’s Fair Housing Ordinance imposes stricter policies on tenant screening, habitability standards, and anti-discrimination protections. Because laws are subject to change and housing issues vary case-to-case, you should consult a qualified attorney for guidance on rental questions and disputes.

Disclaimer: Innago does not provide legal advice. The content and materials provided in this article are for general informational purposes only and many not be the most up-to-date information.

Pennsylvania Quick Facts

Rights and Responsibilities of Pennsylvania Landlords and Tenants

In Pennsylvania, both landlords and tenants have established rights and responsibilities under state law. While lease agreements lay out many terms, all provisions must comply with Pennsylvania statutes to be legally enforceable. Tenants are entitled to safe, livable housing, and landlords have the right to receive rent and maintain control over their property, as long as both parties honor the terms of the written lease and applicable housing regulations.

Below is a brief overview landlord and tenant rights and responsibilities in Pennsylvania:

Pennsylvania landlords have the right to:

• Collect rent as stated in the lease agreement.
• Request a security deposit, up to the legal limit of two months’ rent during the first year of tenancy, and one month for subsequent years.
• Withhold from the deposit for unpaid rent or damages beyond normal wear and tear.
• Screen tenants, including through background, credit, and reference checks, as long as they follow fair housing laws.
• Enter the rental unit for inspections, repairs, or emergencies with proper notice (typically 24 hours unless an emergency).
• Pursue eviction for lease violations, nonpayment of rent, or illegal activity, following proper legal procedure through the courts.
• Set rules regarding pets, guests, and other conditions as long as they follow legal compliance and clearly outlined in the lease.

Pennsylvania landlords are responsible for:

• Providing safe and habitable housing, including working plumbing, heat, electricity, and structural integrity.
• Complying with all health and safety codes, including local housing inspection ordinances.
• Making necessary repairs in a timely manner. For health or safety concerns, landlords must address issues within a reasonable timeframe.
• Respecting tenant privacy by giving advance notice before entry, except in emergencies.
• Handling security deposits lawfully, including returning the balance within 30 days of lease termination and providing an itemized list of deductions.
• Upholding fair housing laws, ensuring nondiscriminatory screening and treatment of tenants.
• Following legal eviction procedures, including issuing required notices and securing a court judgment before removing a tenant.

Pennsylvania tenants have the right to:

• Live in habitable housing that meets safety and health standards.
• Request repairs and expect urgent issues to be addressed within a reasonable timeframe.
• Receive advance notice of lease termination or rent increases (in month-to-month tenancies, 15 days’ notice being standard).
• Take legal action if the landlord fails to provide livable housing, engages in discrimination, or violates the lease.
• Withhold rent or perform a repair-and-deduct in limited cases and only when allowed by local ordinance or court approval.
• Receive their security deposit back within 30 days of move-out, with an explanation of any deductions.

Pennsylvania tenants are responsible for:

• Paying rent on time, including any fees specified in the lease.
• Complying with lease terms, including rules about pets, guests, and use of the property.
• Keeping the unit clean and safe, and reporting maintenance concerns promptly.
• Avoiding property damage, and covering costs for any damages caused by negligence or misconduct.
• Respecting neighbors and avoiding conduct that violates lease agreements or local ordinances.
• Providing proper notice if ending a lease early or choosing not to renew.
• Using the rental property lawfully, without unauthorized business operations or illegal activity.

Pennsylvania Required Disclosures

Before signing a lease, Pennsylvania landlords must share specific information with tenants. These required disclosures typically cover property conditions, tenant rights, and landlord policies.

Here is the only disclosure landlords must provide in Pennsylvania:

• Lead-based paint (Title X, Section 1018). Landlords in all 50 states must include information about lead-based paint hazards in the rental agreements for most properties built before 1978. Sellers and landlords must distribute an EPA-approved information pamphlet called “Protect Your Family from Lead in Your Home” and disclose any known lead hazards in the property. These obligations were established by Section 1018 of the Residential Lead-Based Paint Hazard Reduction Act of 1992.

Additional Reading: Pennsylvania Residential Lease Agreement

Pennsylvania Rent and Fee Laws

In Pennsylvania, rent rules are flexible and largely governed by the lease agreement between landlord and tenant. The state does not impose rent control or mandate grace periods, giving landlords broad authority. However, tenants still retain important protections, especially in cases where landlords fail to provide essential services. Below is a summary of the main rent payment rules, common fees, and tenant remedies in Pennsylvania.

Rent Payments

• Due Date: Pennsylvania has no statute specifying when rent should be due.
• Rent Increases: There are no state-wide rent control or rent control laws in Pennsylvania. However, rent increases should follow procedures established in the lease agreement. Individual cities may have laws dictating notices for rent increases.
• Grace Period: There is no required grace period in Pennsylvania.

Fees

• Application Fees: Rental application fees are not regulated in Pennsylvania.
• Late Fees: There are no statutory limits on late fees in Pennsylvania.
• NSF/Bounced Check Fee Maximum: If the tenant’s rent check bounces, the landlord may charge a returned check fee of $50 unless they are charged more by their financial institution, in which case the landlord may charge that amount (18 PS § 4105e).

Tenant Remedies

• Withholding Rent/Repair and Deduct: If a landlord fails to provide essential services or utilities (water, heat, etc.), Pennsylvania tenant rights designate that the tenant can withhold rent and deposit it into an escrow account rather than paying the landlord (68 PS § 250.206, p. 5-6).

Pennsylvania Security Deposit Laws

Almost all states regulate how landlords handle security deposits, and Pennsylvania is no exception. The state sets limits on the amount landlords can collect, requires interest payments after a certain period, and enforces clear deadlines for returning deposits. Pennsylvania also outlines when and how landlords can withhold funds, but only for tenant-caused damage, not normal wear and tear. Below is an overview of Pennsylvania’s security deposit laws.

• Deposit Limit: Two months’ rent during the first year, then one month’s for subsequent years (68 PS § 250.511a, p. 15).
• Interest: Landlords must pay tenants interest on security deposits after the second year of holding the funds (68 PS § 250.511b(b), p. 15).
• Return Within: 30 days of lease termination or upon surrender of the premises, whichever comes first (68 PS § 250.512, p. 16).
• Deposit Location: Pennsylvania landlords are required to keep security deposits in an escrow account at a federal or state-regulated institution if the funds are greater than $100 and held for longer than two years (68 PS § 250.511.2a-c, p. 16).
• Withholding: Pennsylvania landlords may only withhold funds from the security deposit for damages to which the tenant is liable (68 PS § 250.512a, p. 16).
• According to Pennsylvania security deposit law normal wear and tear is not an acceptable reason to withhold funds from the deposit. If the landlord does not provide a written list of the deductions within 30 days, they forfeit their right to withhold any funds (68 PS § 250.512b, p. 16).

Pennsylvania Tenant Screening and Fair Housing Protections

What actions are considered housing discrimination?

Pennsylvania tenants are protected under both federal and state fair housing laws. The Federal Fair Housing Act (Title 24 USC § 3601-3607) prohibits landlords from discriminating in any stage of the rental process. Discrimination can occur in multiple ways, including when landlords:

• Accept or deny rental applications
• Select screening criteria for prospective tenants
• Advertise rental listings
• Decide lease terms, rent prices, or discounts
• Handle maintenance or service requests
• Enforce rules
• Initiate evictions
• etc.

What are the protected classes in Pennsylvania?

Under the Federal Fair Housing Act, landlords may not discriminate based on:

• Race
• Color
• Religion
• Sex
• National origin
• Familial status
• Disability

In addition to these federal protections, Pennsylvania state law extends protections even further. Pennsylvania law also prohibits housing discrimination based on:

• Age
• Ancestry
• Use of a support animal due to disability
• Relationship or association with individuals in a protected class
• Pregnancy

Use of Credit Reports

Pennsylvania landlords are subject to the federal Fair Credit Reporting Act (FCRA) (15 USC § 1681), which outlines the responsibilities of landlords to protect tenant credit information. According to the Act, landlords may not share tenant credit information with anyone without a legal reason to view it. They must also investigate disputed information, dispose of credit reports after use in tenant screening, and notify applicants when their credit score or history was the reason for their denial.

Use of Criminal Histories

Criminal background checks may be used during propsective tenant screening in Pennsylvania. Pennsylvania landlords should follow HUD recommendations for using criminal background checks fairly. This includes avoiding blanket policies for denying applicants with criminal convictions, assessing applicants and their criminal histories on a case-by-case basis, and only denying an applicant when they demonstrate a risk to the safety of other residents or the property.

Additional Reading: Pennsylvania Background Checks & Screening Online

Pennsylvania Landlord Entry Laws

Most states have laws that govern when and how landlords can enter a rental property. These laws balance a tenant’s right to privacy with a landlord’s need to access the unit for repairs, inspections, or emergencies. While Pennsylvania doesn’t have specific statutes regulating landlord entry, standard best practices still apply. Here's what landlords and tenants should know about entry laws in Pennsylvania.

• Advanced Notice: No state law in Pennsylvania requires landlords to give advance notice before entering a property. Generally, 24 hours’ notice is recommended.
• Permitted Times: Pennsylvania state law does not designate any time-of-day restrictions for entering.
• Emergency Entry: Pennsylvania has no laws regarding emergency entry without notice.

Pennsylvania Eviction Notices

Evictions are complex legal processes often poorly understood by both parties. Before pursuing eviction in Pennsylvania, consider hiring an experienced real estate attorney and be sure to review the Pennsylvania eviction process in more detail.

If you need to begin the eviction process in Pennsylvania, you must first deliver a formal written eviction notice. Pennsylvania recognizes several types of eviction notices, each tied to specific lease violations or circumstances:

• Rent Demand Notice: 10 days to pay or quit (68 PS § 250.501b, p. 11).
• Notice for Lease Violation: 15- or 30-day notice to cure or quit. According to eviction law Pennsylvania landlords are required to provide a 15-day lease violation notice for tenancies one year or less (or indeterminate) and a 30-day notice for tenancies longer than one year (68 PS §  250.501b, p. 11).
• Unconditional Notice to Quit: 10 days to quit. This notice applies when the tenant engages in illegal drug activities on the premises (68 PS § 250.505-A, § 250.501(d)).

Additional Reading: Pennsylvania Eviction Process and Laws [2025]

Pennsylvania Squatter’s Rights

Squatters in Pennsylvania are people who occupy a property without the legal owner’s permission. Landlords cannot remove squatters without going through the formal eviction process. Pennsylvania does not allow landlords to use self-help measures such as shutting off utilities, changing locks, or removing squatters by force, and doing so violates state law.

To remove a squatter legally, landlords must file a complaint in the local Magisterial District Court and obtain a court order. Once the court issues a judgment for possession, the landlord must request an Order for Possession, which authorizes the sheriff or constable to carry out the eviction.

In some cases, squatters may attempt to claim ownership of a property through adverse possession. Pennsylvania law allows this if the squatter has occupied the property continuously, openly, and without permission for 21 years.

Before initiating the eviction process or responding to a squatter’s adverse possession claim, landlords should consult with an attorney familiar with Pennsylvania property law. Acting outside the law can lead to legal penalties and delays in reclaiming possession.

Additional Reading: Pennsylvania Squatter's Rights & Adverse Possession Laws [2025]

Other Laws and Facts About Pennsylvania

• The current average rent rate in Pennsylvania is $1,590 per month, according to Zillow.
• The average rent rate in Philadelphia is $1,650 per month, according to Zillow.
• Landlords in Philadelphia are required to provide a Certificate of Rental Suitability before renting to a new tenant. The certificate verifies that the property is safe, habitable, and equipped with adequate fire protection and smoke detectors. It is free to obtain from Licenses and Inspections within 60 days prior to the tenancy.

Conclusion

Pennsylvania offers a balanced yet slightly tenant-leaning legal framework. While the state allows landlords flexibility in setting rent and lease terms, it enforces clear rules on evictions, deposits, and habitability. Local laws, especially in cities like Philadelphia, add further tenant protections. Both landlords and tenants should stay informed and consult legal experts when necessary.

FAQs

Is Pennsylvania a landlord-friendly state?

While there’s no statewide rent control, Pennsylvania enforces strong tenant protections, particularly in cities like Philadelphia. Landlords retain control over rent pricing and lease terms but must follow strict rules on evictions, deposits, and habitability.

Can a landlord refuse Section 8 tenants in Pennsylvania?

Yes. Pennsylvania state law does not prohibit landlords from refusing tenants based on source of income, including housing vouchers, unless local ordinances, like in Philadelphia, say otherwise. In these cities, landlords must accept Section 8 vouchers and cannot discriminate based on a tenant’s income source.

What is the maximum security deposit a landlord can charge in Pennsylvania?

In the first year, landlords may collect up to two months’ rent as a security deposit. After the first year, they can only hold one month’s rent. Deposits held over two years must accrue interest and be kept in an escrow account.

How much notice must a Pennsylvania landlord give before entering a rental unit?

Pennsylvania law doesn’t set a required notice period, but 24 hours is standard practice. Landlords may enter immediately for emergencies. Otherwise, tenants should receive reasonable notice for repairs or inspections.

What are Pennsylvania landlords responsible for maintaining?

Landlords must provide safe, habitable housing, which includes working plumbing, heat, electricity, and structural soundness. They must make timely repairs and follow local health and safety codes.

How much notice must a landlord give to evict for nonpayment of rent?

Landlords must give a 10-day notice to pay or vacate before filing for eviction. For lease violations, they must provide 15 or 30 days’ notice, depending on the length of tenancy.

What protected classes are covered under Pennsylvania fair housing law?

Federal and state laws prohibit housing discrimination based on race, color, national origin, religion, sex, familial status, disability, age, ancestry, and pregnancy. Some cities, like Philadelphia, expand protections to include source of income and other categories.

Free Downloads

1. Pennsylvania Residential Lease Agreement Template
2. Pennsylvania Quitclaim Deed
3. Pennsylvania Eviction Notice (10-Day Notice to Quit)
4. Security Deposit Receipt Template
5. Pennsylvania Rent Ledger Template
6. Pennsylvania Notice of Entry Template

Resources

1. Pennsylvania Landlord and Tenant Act of 1951
2. Pennsylvania Human Relations Commission (PHRC) Housing Guidance
3. Philadelphia Fair Housing Commission
4. Pennsylvania Eviction Process & Laws [2025]
5. Pennsylvania Housing Market Trends & Forecast
6. Real Estate Terms & Definitions