A Pennsylvania eviction notice form is a legal demand for a tenant to comply with the terms of the rental agreement or else move out of the premises. Pennsylvania landlords may deliver an eviction notice because of unpaid rent, lease violations, or illegal activity on the rental property.
Types of Pennsylvania Eviction Notice Forms
| Notice Form | Grounds | Curable? |
| 10 Day Notice To Quit | Unpaid Rent | Yes |
| 15 Day Notice To Comply or Vacate | Lease Violation
Periodic / Tenancy of < 1 Year |
Yes |
| 30 Day Notice To Comply or Vacate | Lease Violation
Tenancy of 1 + Years |
Yes |
| 10 Day Notice To Vacate | Illegal Drug Activity | No |
| 15 Day Notice To Vacate | Periodic / Tenancy of < 1 Year | No |
| 30 Day Notice To Vacate | Tenancy of 1 + Years | No |
Pennsylvania 10 Day Notice To Quit
A Pennsylvania 10 Day Notice To Quit evicts a tenant for nonpayment of rent. In Pennsylvania, a landlord can file this notice the day after rent is due, with no grace period for the tenant. The tenant must pay all past due rent or else move out within ten (10) calendar days.
Pennsylvania 15 Day Notice To Comply or Vacate
A Pennsylvania 15 Day Notice To Comply or Vacate applies to tenancies with a term of one (1) year or less, and demands correction of a lease violation that is “curable,” i.e., the tenant gets a chance to fix the situation rather than be evicted. A curable lease violation might include failure to maintain health and safety on the rental property, interfering with the quiet enjoyment of neighbors, or refusal to allow lawful entry by the landlord.
The tenant must take the necessary corrective action or move out within fifteen (15) calendar days.
Pennsylvania 30 Day Notice To Comply or Vacate
A Pennsylvania 30 Day Notice To Comply or Vacate applies to tenancies with a term of more than one (1) year, and demands correction of a lease violation that is “curable,” i.e., the tenant gets a chance to fix the situation rather than be evicted. A curable lease violation might include failure to maintain health and safety on the rental property, interfering with the quiet enjoyment of neighbors, or refusal to allow lawful entry by the landlord.
The tenant must take the necessary corrective action or move out within thirty (30) calendar days.
Pennsylvania 10 Day Notice To Vacate
A Pennsylvania 10 Day Notice To Vacate evicts a tenant for an “incurable” lease violation, i.e., one which the tenant is not allowed to restore through corrective action. For example, a notice to quit for illegal activity is never curable, since illegal actions are against the community and can’t be restored through compensation to the landlord. The tenant must move out within ten (10) calendar days after receiving notice.
Pennsylvania 15 Day Notice To Vacate
A Pennsylvania 15 Day Notice To Vacate terminates a lease with a term of one (1) year or less, including tenancies of one (1) year or less where the lease has expired, in addition to all periodic leases (e.g., week-to-week or month-to-month), regardless of the length of tenancy. The non-terminating party must receive notice at least fifteen (15) calendar days before the date of termination.
Pennsylvania 30 Day Notice To Vacate
A Pennsylvania 30 Day Notice To Vacate terminates a lease with a term of more than one (1) year, including tenancies of more than one (1) year where the lease has expired. The non-terminating party must receive notice at least thirty (30) calendar days before the date of termination.
How To Write an Eviction Notice in Pennsylvania
To help ensure the legal compliance of an eviction notice:
- Use the tenant’s full name and address
- Specify the lease violation as well as any balance due
- Specify the date of termination
- Print name and sign the notice, including the landlord’s address of record
- Note the date and method of notice delivery, along with printed name and signature
It is easy to lose an otherwise justified legal action because of improper notice. Check carefully to ensure enough time after notice is delivered, not when it’s sent.
How To Calculate Expiration Date in Pennsylvania
The “clock” for an eviction notice period starts “ticking” the day after the notice gets delivered (served). For example, to give at least 30 days of notice and begin court action as of June 30th, delivery of the eviction notice must be no later than May 31st.
In most jurisdictions, if the last day of a notice period is a Saturday, Sunday, or legal holiday, the notice period continues to run until the end of the next day that is not a Saturday, Sunday, or legal holiday. This is called the “next judicial day;” in other words, the next day a courthouse is open.
How To Serve an Eviction Notice in Pennsylvania
Pennsylvania landlords may deliver an eviction notice using any of these methods:
- Hand delivery to the other party
- Posting at a conspicuous place on the premises
- Leaving the notice at the principal building on the premises
Sources
- 1 Pennsylvania Court Rules of Civil Procedure - Rule 203
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When any period of time is referred to in any rule, such period in all cases, except as otherwise provided in subdivision B of this rule, shall be so computed as to exclude the first and include the last day of such period. Whenever the last day of any such period shall fall on Saturday or Sunday, or on any day made a legal holiday by the laws of this Commonwealth or of the United States, such day shall be omitted from the computation.
Source Link - 2 68 PA Stat § 501(f)
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The notice provided for in this section may be served personally on the tenant, or by leaving the same at the principal building upon the premises, or by posting the same conspicuously on the leased premises.
Source Link
