In Pennsylvania, a lease agreement exists wherever a tenant agrees to exchange rent for inhabiting a property. According to Pennsylvania law (Pennsylvania Landlord and Tenant Act), tenants have certain rights, such as the right to enjoy the property without undue disturbance and the right to a habitable living space.
Landlords also have rights, such as the right to collect rent in a timely manner and the right to be reimbursed for costs from damages that exceed normal wear and tear.
Note: These rights exist regardless of a rental agreement stating otherwise.
In addition to the below, check your local county and municipality for additional land-lord tenant regulations.
Landlord Responsibilities in Pennsylvania
Pennsylvania landlords are required to maintain the unit in a livable condition and must make repair requests in a “reasonable” amount of time, although reasonable is not defined. If they do not, the tenants may take some forms of alternative action, such as withholding rent payments.
Here is a list of essential amenities that Pennsylvania landlords may or may not be responsible for.
| Item | Landlord Responsibility? |
|---|---|
| Dwelling structures | Yes |
| Water | Yes |
| Plumbing/sanitation | Yes |
| Heating | Yes |
| Electricity and wiring | Yes |
| Appliances included in lease agreement | Yes |
| Pest abatement (including bed bugs) | Yes |
| Mold | No |
Tenant Responsibilities in Pennsylvania
In Pennsylvania, apart from paying rent, tenants must:
- Keep the unit clean and in a habitable condition
- Remove all hazards and garbage
- Keep fixtures clean and in working order
- Not disturb other tenants or neighbors
Evictions in Pennsylvania
Pennsylvania landlords may evict tenants for the following reasons:
- Nonpayment of rent – If a tenant misses a rental payment then the landlord may issue a 10-Day Notice to Quit. If they do not pay, the landlord may file a Summons and Complaint with the District Judges office.
- Lease violation – If a lease violation occurs, then the landlord may issue a 15-Day Notice to Quit (30-Day for tenants of more than 1 year). Landlords are not legally required to give tenants a chance to remedy the infraction, though it is customary. If the terms are not met, then the landlord may begin eviction proceedings.
- Illegal acts – Pennsylvania law highlight several illegal activities that warrant eviction, such as drugs and prostitution. Landlords can immediately evict and they are not required to give any notice.
Pennsylvania does not have any rules on how eviction of at-will tenants is supposed to work. As such, it is generally assumed that at-will tenants have no protections and may be evicted at any time for any reason.
Landlords are prohibited from evicting tenants in retaliation or as a form of discrimination.
Security Deposits in Pennsylvania
- Standard Limit/Maximum Amount – 2 month’s rent (1 month for tenants who last more than a year, no deposit after 5 years).
- Time Limit for Returns – 30 days.
- Penalty if Not Returned on Time – If a Pennsylvania landlord wrongfully withholds rent, then they will forfeit the deposit and may have to pay up to twice its original amount.
- Allowable Deductions – Repairs for damages that exceed normal wear and tear, unpaid rent.
Lease Termination in Pennsylvania
Notice requirements. Tenants who are on a periodic lease must give the following notice if they wish to break the lease:
| Rent Payment Frequency | Notice Needed |
|---|---|
| Week-to-Week | No statute |
| Month-to-Month | 15 Days |
| Quarter-to-Quarter | No statute |
| Year-to-Year | 30 Days |
Early termination. Tenants are legally allowed to break a lease for the following reasons:
- Early termination clause
- Active military duty
- Uninhabitable unit
- Landlord harassment
If a tenant breaks a lease early then they may be required to pay the remainder of the lease agreement. Pennsylvania landlords are not obligated to make an effort to re-rent the unit.
Rent Increases & Related Fees in Pennsylvania
- Rent control. Pennsylvania neither preempts nor enforces rent control policies. Thus, landlords may charge what they wish for rent, although rent control policies may be put into place sometime in the future.
- Rental increases. Similarly, landlords are not limited by how much they raise rental prices. They also do not have to give notice or justification for rent hikes.
- Rent-related fees. Pennsylvania does not currently regulate late fees although there is a $50 returned check fee limit.
Housing Discrimination in Pennsylvania
Protected groups. The Fair Housing Act prohibits discrimination in housing based on race, color, national origin, religion, sex, familial status, or disability. These rules do not apply to owner-occupied homes or homes operated by religious organizations. Pennsylvania has state-level protected that prohibits discrimination based on age or pregnancy status.
Discriminatory acts & penalties. The Pennsylvania Human Rights Commission handles cases involving housing discrimination. The following behaviors have been highlighted as potentially discriminatory when directed at a member of a protected group:
- Refusing to rent or sell on a bona fide offer
- Falsely denying unit availability
- Offering different terms, conditions, or privileges
- Charging a fee for a support animal
- Failing to make reasonable accommodations
- Denying certain financial services
Victims of housing discrimination can file a complaint on the Commission’s website by filling out this questionnaire. However, there are very few details about the discrimination investigation process or applicable penalties.
Additional Landlord Tenant Regulations in Pennsylvania
Landlord Right to Entry in Pennsylvania
Pennsylvania does not have any laws regarding landlord right to entry. As such, landlords are legally allowed to enter units whenever they want, though most landlords and tenants have some kind of entry notification policy in the lease agreement. Emergency entry is usually understood to be permissible without prior notice.
Small Claims Court in Pennsylvania
Pennsylvania small claims court will hear rent-related disputes valuing up to $12,000 including eviction cases. Philadelphia courts have different rules and allow small claims cases of any value.
Mandatory Disclosures in Pennsylvania
Pennsylvania landlords must make 2 kinds of mandatory disclosures:
- Lead-based paint. Landlords who own units built before 1978 must provide info about concentrations about lead paint.
- Security deposit bank info. Landlords must also provide details about the bank and accounts that have the tenant’s security deposit.
Changing the Locks in Pennsylvania
Pennsylvania law does not specify guidance about changing locks. Thus, tenants may be allowed to change the locks but are not recommended to do so without asking for landlord permission first. Landlords are forbidden from unilaterally changing locks as a form of eviction.
Local Laws in Pennsylvania
Landlord tenant rights are not exclusively governed by state law. Cities and counties may enact their own rules and regulations for renters.
Philadelphia Landlord Tenant Rights
As of 2019, Philadelphia law requires landlords to always give tenants 30 days’ notice for one of several specified “good causes.”
Pittsburgh Landlord Tenant Rights
Pittsburgh and surrounding Allegheny County have ordinances that protect tenants from discriminations based on sexual orientation or gender identity/expression.