Landlord Tenant Laws in Pennsylvania (PA)
The information below is for general educational purposes only and does not constitute legal advice. Laws change frequently. Consult a qualified attorney for advice specific to your situation.
Pennsylvania's landlord-tenant laws are governed by 68 Pa. Stat. § 250.101 et seq.. The state receives a tenant-friendliness grade of C (Moderate) based on deposit protections, eviction procedures, rent control status, habitability standards, and available tenant remedies. Pennsylvania's Landlord and Tenant Act provides moderate protections. Deposits decrease after first year of tenancy. Philadelphia has additional tenant protections including just cause eviction (since 2022). Interest required on deposits held 2+ years.
Security Deposit Rules in Pennsylvania
Pennsylvania limits security deposits to 2 months' rent (first year); 1 month (subsequent years). This cap helps ensure that tenants are not burdened with excessive upfront costs when renting a home. Landlords must return the deposit within 30 days after the tenant vacates, typically with an itemized list of any deductions for damages beyond normal wear and tear.
Eviction Process in Pennsylvania
In Pennsylvania, a landlord must provide 10 days' written notice before filing for eviction based on nonpayment of rent. This is a moderate notice period that balances the landlord's need for timely payment with the tenant's need for reasonable time to respond. For month-to-month tenancies, 30 days' notice is required to end the tenancy. Self-help evictions (changing locks, removing belongings, shutting off utilities) are illegal in Pennsylvania.
Tenant Rights in Pennsylvania
Tenants in Pennsylvania have robust remedies when landlords fail to maintain habitable conditions. Both rent withholding and repair-and-deduct are available, giving tenants meaningful leverage to compel necessary repairs. However, tenants must follow the proper legal procedure — typically providing written notice and allowing the landlord a reasonable time to make repairs — before exercising these remedies.
Rent Control in Pennsylvania
Pennsylvania has preempted local rent control, meaning cities and municipalities within the state are prohibited from enacting their own rent control ordinances. Landlords can raise rent by any amount with proper notice, subject only to anti-discrimination and anti-retaliation laws.
Landlord Obligations in Pennsylvania
Landlords in Pennsylvania are generally required to:
- Comply with building and housing codes affecting health and safety
- Maintain common areas in a clean and safe condition
- Keep electrical, plumbing, heating, and other systems in good working order
- Provide and maintain appropriate trash receptacles
- Supply running water and reasonable amounts of hot water
- Provide Reasonable notice notice before entering the rental unit (except emergencies)
- Return security deposits within 30 days with an itemized statement of deductions
- Follow proper legal procedures for eviction (no self-help evictions)
City-Specific Landlord-Tenant Information in Pennsylvania
Many cities in Pennsylvania have additional local ordinances or practices that affect landlord-tenant relationships. Below are notes for 4 major cities.
Philadelphia
Philadelphia enacted just cause eviction in 2022. Has a Fair Housing Commission and Landlord-Tenant Officer. Renters' Access Act limits screening criteria. Strong local tenant protections.
Pittsburgh
Pittsburgh has some additional tenant protections and active housing court.
Allentown
Follows state law. Has a rental inspection program.
Harrisburg
State capital follows Pennsylvania landlord-tenant law without additional local ordinances.
Tenant-Friendliness Score Breakdown
Our scoring system evaluates each state across six categories of tenant protection. Pennsylvania scores 57 out of 100, earning a grade of C (Moderate).
How Pennsylvania Compares
Below is a comparison of Pennsylvania with five states that have similar tenant-friendliness scores. This can help you understand where Pennsylvania falls on the spectrum of tenant protections nationwide.
| State | Score | Grade | Deposit Limit | Eviction Notice | Rent Control |
|---|---|---|---|---|---|
| Pennsylvania (PA) | 57 | C | 2 months' rent (first year); 1 month (subsequent years) | 10 days | Rent Control Preempted |
| Nebraska (NE) | 57 | C | 1 month's rent (no pets); 1.25 months (with pets) | 3 days | Rent Control Preempted |
| Arizona (AZ) | 56 | C | 1.5 months' rent | 5 days | Rent Control Preempted |
| Illinois (IL) | 56 | C | No statutory limit (Chicago: 1.5 months) | 5 days | Rent Control Preempted |
| Michigan (MI) | 58 | C | 1.5 months' rent | 7 days | Rent Control Preempted |
| Kentucky (KY) | 55 | C | No statutory limit | 7 days | Rent Control Preempted |
Frequently Asked Questions About Pennsylvania Landlord-Tenant Laws
How much can a landlord charge for a security deposit in Pennsylvania?
In Pennsylvania, the security deposit limit is 2 months' rent (first year); 1 month (subsequent years). The landlord must return the deposit within 30 days after the tenant moves out, along with an itemized list of any deductions.
How many days notice before eviction in Pennsylvania?
For nonpayment of rent, Pennsylvania requires 10 days notice before a landlord can file for eviction. For lease termination without cause, 30 days notice is typically required. The actual court process takes additional time.
Can I withhold rent in Pennsylvania if my landlord won't make repairs?
Yes, Pennsylvania allows tenants to withhold rent for habitability issues after providing written notice and allowing reasonable time for repairs.
Does Pennsylvania have rent control?
No, Pennsylvania prohibits local rent control ordinances. Landlords can raise rent by any amount with proper notice.
How much notice must a landlord give before entering in Pennsylvania?
Landlords in Pennsylvania must give Reasonable notice notice before entering, except in emergencies.
Relevant Statutes
The landlord-tenant laws of Pennsylvania are primarily found in 68 Pa. Stat. § 250.101 et seq.. These statutes cover security deposits, lease requirements, eviction procedures, landlord obligations, and tenant remedies. For the most current version of the law, consult your state legislature's website or a qualified attorney.
Explore More States
Use our landlord-tenant law lookup tool to quickly find laws for any state, or browse all 50 states compared side-by-side. Remember that local city ordinances may provide additional protections beyond what state law requires.
This information is provided for educational purposes only and is not legal advice. Consult a qualified attorney for legal guidance on your specific situation.