Pennsylvania landlords dealing with problem tenants often face more confusion than clarity about how the Pennsylvania eviction process and laws actually work. This 2025 guide brings order to that chaos, explaining why evictions happen, how long they take, and what every landlord should know about landlord-tenant laws before heading to court.
How Pennsylvania Law Defines Eviction
Eviction in Pennsylvania is a formal legal process that allows landlords to regain possession of a rental property when tenants fail to comply with lease terms. Every step must follow strict state and court procedures to remain valid and enforceable.
You’ll find Pennsylvania’s eviction laws in the Landlord and Tenant Act of 1951, found in 68 P.S. §§ 250.101–250.602, which governs notices, timelines, and court filings across the state.
Eviction With Just Cause
In Pennsylvania, “just cause” means a legally valid reason for removing a tenant from a rental property, such as unpaid rent, lease violations, or illegal activity on the premises.
Landlords in Pennsylvania can evict tenants with just cause when those tenants fail to pay rent, breach their lease terms, or damage the property. Other lawful grounds include illegal drug activity, health and safety violations, or refusal to vacate after a lease expires.
For both landlords and tenants, just cause ensures accountability. Keeping accurate records (such as payment receipts, written notices, and inspection reports) helps protect both parties if the dispute reaches a magisterial district court in Philadelphia, Pittsburgh, or elsewhere in the state.
Applicable law: 68 P.S. § 250.501, 68 P.S. § 250.505a
No-Fault Evictions
In Pennsylvania, landlords can evict fixed-term tenants by serving a no-fault eviction notice upon the lease’s natural expiration. They aren’t required to renew or extend a fixed-term lease after it ends, provided the landlord doesn’t violate fair housing laws or retaliate against the tenant.
For month-to-month tenants, landlords can terminate the agreement without citing a specific reason, provided they give proper written notice (typically 15 days under Pennsylvania law). This notice period allows tenants time to move out before the landlord files an eviction case for holding over.
Applicable law: 68 P.S. § 250.501(b), 68 P.S. § 250.502
Grounds for Eviction in Pennsylvania
Landlords in Pennsylvania may evict tenants for several legally recognized reasons, which include:
Non-Payment of Rent
In Pennsylvania, rent is typically due on the date specified in the lease, with no statewide grace period required by law. If a tenant fails to pay rent by that date, the landlord can issue a 10-Day Notice to Quit, demanding full payment or that the tenant vacate the property.
This notice serves as the final warning before the landlord files an eviction in Magisterial District Court, a common step in cities like Pittsburgh and Harrisburg, where local courts handle thousands of nonpayment cases each year.
Applicable law: 68 P.S. § 250.501(b)
Lease Violations
A rental agreement sets the rules of the landlord-tenant relationship. When a tenant breaks those rules, landlords in Pennsylvania may have grounds to begin eviction proceedings.
Common examples of lease violations include:
- Converting the basement of a Lancaster duplex into an unapproved Airbnb during football weekends.
- Keeping three large dogs in a Reading apartment with a strict “no pets over 25 pounds” clause.
- Repainting a Bethlehem rental in fluorescent orange without the landlord’s written consent.
A lease agreement protects both parties by defining their rights and obligations. Understanding those terms upfront helps prevent costly misunderstandings and keeps disputes out of Pennsylvania courtrooms.
Applicable law: 68 P.S. § 250.501
Illegal Use of the Premises
Under Pennsylvania law, landlords can evict tenants who use a rental property for illegal activity. Whether it’s an unlicensed cannabis grow in Erie, stolen parts in Scranton, or an illegal poker room in Philadelphia, landlords can act swiftly to document and remove offenders.
Applicable law: 68 P.S. § 250.501(a)
Tenant Actions that Threaten Health or Safety
Pennsylvania law requires tenants to maintain their rental units in safe, sanitary condition and avoid behavior that endangers others. When renters ignore these obligations, they violate the state’s implied warranty of habitability and may face eviction. Landlords must document and address such issues before filing a claim.
Common examples of health and safety violations in Pennsylvania include:
- Blocking emergency exits or hallways with trash and furniture in a Pittsburgh apartment
- Allowing roach infestations to spread through a multi-unit building in Allentown
- Disconnecting smoke detectors or removing carbon monoxide alarms in violation of safety codes
Landlords should photograph violations, send written warnings, and contact local code enforcement before escalating to eviction.
Applicable law: 68 P.S. § 250.501(a)
Destruction or Neglect of the Rental Unit
Pennsylvania tenants must keep their rental units in good condition and avoid damaging the property beyond normal wear and tear. When renters neglect upkeep or cause serious harm, landlords can pursue eviction for waste or destruction under state law. These cases often hinge on clear, thorough evidence.
Landlords should document the damage with dated photos, repair estimates, and inspection reports. Comparing move-in and move-out condition checklists can strengthen the case, especially when paired with signed lease clauses outlining tenant responsibilities. Detailed records and written communication make it easier to recover repair costs or win a claim in magistrate court.
Applicable law: 68 P.S. § 250.501(a)
Tenant is in a Month-to-Month Rental Contract
Pennsylvania landlords do not need a specific reason to end a month-to-month rental agreement. If they want a tenant to vacate, they must provide a 30-day written Notice to Quit, which formally ends the tenancy. If the tenant stays beyond the deadline, the landlord can file an eviction case in court to regain possession of the property.
Applicable law: 68 P.S. § 250.501(b)
Step-by-Step Eviction Process in Pennsylvania
The Pennsylvania eviction process follows a structured, court-supervised sequence that landlords must complete before reclaiming their property. Each phase has strict notice requirements, timelines, and court procedures that vary by county.
Here are the steps landlords must take:
1. Deliver Notice to the Tenant
Landlords in Pennsylvania must begin the eviction process by identifying the reason for removal and serving the correct written notice. For missed rent, issue a 10-Day Notice to Quit. For other lease violations, use a 15-Day or 30-Day Notice to Quit, depending on the lease type and length of tenancy.
Some violations, such as illegal activity or intentional property damage, cannot be corrected. In these cases, the landlord will proceed directly to court after the notice expires. Notices must be personally delivered to the tenant, left at the property, or posted in a visible location according to Pennsylvania’s service rules under the Landlord and Tenant Act.
Notice Forms & Timelines
- 10-Day Notice to Quit: Used for nonpayment of rent before filing an eviction case.
- 15-Day Notice to Quit: For lease violations in tenancies less than 1 year.
- 30-Day Notice to Quit: For lease violations in tenancies of 1 year or longer.
Applicable law: 68 P.S. § 250.501
2. File an Eviction Lawsuit Against the Tenant
When the notice period expires or the tenant fails to correct a violation, the landlord will file a Landlord-Tenant Complaint with the local Magisterial District Court or Philadelphia Municipal Court, depending on where the rental property is located. This filing will officially begin the eviction case and request possession of the unit.
Filing fees in Pennsylvania typically range from $60 to $150, depending on the county and whether the landlord seeks unpaid rent or only possession. After filing, the court clerk will assign a case number, review the documents, and schedule a hearing, usually within 7 to 15 days of filing.
Applicable law: 68 P.S. § 250.512
3. Serve Court Summons Paperwork to the Tenant
Once the Pennsylvania clerk sets a court date, the landlord will arrange for a constable or sheriff to serve the tenant with a copy of the Landlord-Tenant Complaint and Hearing Notice. These documents must be delivered at least 5 days before the hearing. The serving officer will complete a Return of Service form, confirming the date, method, and location of delivery, which will be filed with the court before the hearing.
After receiving the summons, the tenant will not need to submit a written response but will be required to appear in court on the scheduled date. Failing to attend could result in a default judgment in favor of the landlord, allowing the eviction to proceed without further tenant input.
Applicable law: 68 P.S. § 250.502, 68 P.S. § 250.503
4. Attend the Eviction Hearing
When the court date arrives, both the landlord and tenant—or their attorneys—will appear before a Magisterial District Judge or Municipal Court Judge, depending on the property’s location. Each side will present its case through testimony, lease documents, payment records, photos, or other supporting evidence. The landlord will explain why the eviction is justified, while the tenant will have a chance to dispute the claims.
The judge will listen to both sides, review all evidence, and may request additional documentation or witness testimony. Common examples include maintenance records, inspection reports, or written communication between the parties. Once the judge has reviewed all the information, they will take the case under advisement before issuing a final decision.
Applicable law: 68 P.S. § 250.504, 68 P.S. § 250.505
5. Court Reaches a Ruling
After reviewing testimony, documents, and witness statements, the Pennsylvania judge will reach a ruling—typically on the same day as the hearing or within 3 to 5 business days. The decision will either grant the landlord possession of the property or dismiss the case if the tenant successfully defends the claim.
If the judge rules in the tenant’s favor, the tenant will be allowed to remain in the unit and may be awarded rent abatements or repair orders. If the judge rules in favor of the landlord, the court will issue a Judgment for Possession, allowing the landlord to request an Order for Possession later. Tenants will have 10 days from the judgment date to appeal by filing a Notice of Appeal in the Court of Common Pleas.
Applicable law: 68 P.S. § 250.512, 68 P.S. § 250.513
6. Judge Issues an Order of Possession
If the judge rules in favor of the landlord, they will issue an Order for Possession, which authorizes law enforcement to remove the tenant if the tenant does not vacate voluntarily. This document serves as the final warning before physical eviction. The tenant will have 10 days from the judgment date to leave the property or settle the matter directly with the landlord.
If the tenant fails to comply within that 10-day window, the landlord will return to court and request that a constable or sheriff enforce the Order for Possession. The officer will then post a notice giving the tenant another 10 days before the lockout. This step ensures tenants have adequate time to move out or resolve the dispute before eviction.
Applicable law: 68 P.S. § 250.513, 68 P.S. § 250.513a
7. Law Enforcement Executes the Order for Possession
If the final deadline passes and the tenant still refuses to vacate, the landlord will contact the local sheriff or constable to enforce the Order for Possession. These officers will schedule and carry out the eviction, physically removing the tenant and restoring possession of the property to the landlord. Self-help evictions remain illegal in Pennsylvania, meaning landlords cannot change locks, shut off utilities, or remove belongings without official supervision.
After the eviction, any personal property left behind will be treated under Pennsylvania’s abandonment laws. The landlord will give written notice allowing the tenant 10 days to claim belongings, or 30 days if they request storage in writing. Once that period expires, the landlord may dispose of or sell the property as permitted by law. Keeping thorough records and photos during this process helps avoid potential disputes.
Applicable law: 68 P.S. § 250.501(b), 68 P.S. § 250.505a
Tenant Defense Against Eviction in Pennsylvania
An eviction can leave lasting scars on a tenant’s record, making it harder to find new housing, secure credit, or pass background checks. The stress of displacement, court dates, and moving expenses can feel overwhelming, but Pennsylvania tenants still have options to protect themselves.
Renters can stay proactive by communicating early with their landlord, keeping all correspondence in writing, and documenting repair issues under the state’s warranty of habitability. Setting up partial payment plans, applying for rental assistance, or seeking mediation through the local Magisterial District Court can sometimes stop an eviction before it escalates.
Tenants who feel uncertain about their rights should seek professional guidance. In Pennsylvania, organizations like the Pennsylvania Legal Aid Network (PLAN) and Regional Housing Legal Services provide free or low-cost legal help to those facing eviction.
Timelines to Expect
In Pennsylvania, an eviction can be completed in 1 to 2 months but can take longer depending on the reason for eviction, whether the eviction is contested, which days courts are (or aren’t) in session and other various possible delays.
Below are the parts of the Pennsylvania eviction process outside the control of landlords for cases that go uncontested.
| Step | Estimated Time |
|---|---|
| Initial Notice Period | 10-30 Calendar Days |
| Court Issuing/Serving Summons | ~3 Business Days |
| Court Ruling | 7-10 Business Days |
| Court Serving Writ of Possession | 5 Business Days |
| Final Notice Period | 10 Calendar Days |
Flowchart of the Pennsylvania Eviction Process
Typical Court Fees
The cost of an eviction in Pennsylvania for all filing, court, and service fees can vary heavily based on the claim amount. For cases filed in Magisterial District Court, the average cost of eviction is $409.
| Fee | Magisterial District |
| Initial Court Filing | $84+ |
| Summons Service | ~$75+ |
| Writ of Possession Service & Execution | ~$250 |
| Notice of Appeal Filing (Optional) | ~$166.75+ |
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