Renting out a spare room can be a smart way for Pennsylvania landlords and homeowners to offset expenses, make better use of available space, or ease into property management on a smaller scale. But even when the rental is inside your own home, a written room rental agreement (or “roommate agreement”) in Pennsylvania keeps expectations clear, protects your interests, and helps prevent disputes.
Just like a complete Pennsylvania lease agreement, a room rental contract should outline:
- Responsibilities of each party
- Rent + deposits, and payment procedures
- Required disclosures in Pennsylvania
- House rules and shared-space expectations
In this guide, we’ll cover the laws and practices that shape room rentals in Pennsylvania so you can create a clear, compliant agreement that supports a smoother experience for everyone.
Room Rental Laws
Pennsylvania landlords must follow the state’s landlord-tenant laws when renting out a room.
In general, Pennsylvania landlords must:
- Keep the property safe and in good repair.
- Ensure essential utilities such as heat, water, and electricity.
- Honor all disclosure, notice, and security deposit rules outlined in state law.
- Respect the tenant’s right to quiet enjoyment and avoid harassing actions.
- Enter the rental space only for legitimate reasons and at reasonable times unless an emergency requires immediate access.
These laws create the foundation for any room rental agreement in Pennsylvania.
Next, we’ll walk through the types of contracts landlords commonly use for room rentals.
Different Types of Room Rental Agreements in Pennsylvania
Landlords in Pennsylvania can structure a room rental agreement in several ways. The best choice depends on how long you expect the tenant to stay, how much flexibility you want, and whether you prefer a formal or informal setup.
Verbal agreement: Some landlords use a verbal arrangement when renting a room to someone they know well.
Fixed-term lease: A lease agreement like this runs for a set period, often 6 months or 1 year.
Month-to-month lease: A Pennsylvania month-to-month lease agreement renews automatically every month and allows either party to end the tenancy with proper notice.
When choosing the correct format for your room rental agreement in Pennsylvania, consider your relationship with the tenant, the level of structure you prefer, and how long you plan to rent out the room.
Required Landlord Disclosures
Pennsylvania has fewer disclosure requirements than many other states, but landlords must still share key information before a room rental begins.
Megan’s Law notice: Pennsylvania’s Megan’s Law requires landlords to alert tenants that information about registered sex offenders is available to the public.
Lead-based paint: For homes built before 1978, federal law requires landlords to inform tenants about any known lead-based paint or potential lead hazards. The rule applies to all states, including Pennsylvania.
These basic disclosure forms support transparency and help set expectations before a room rental agreement in Pennsylvania begins. Next, we’ll review how security deposits work under state law.
Security Deposit Rules
Maximum security deposit: Pennsylvania allows landlords to collect up to 2 months’ rent as a security deposit for a new tenancy. After the first year, the limit drops to 1 month’s rent, and landlords may not collect a deposit at all once the tenant has lived in the property for 5 years (68 Pa. Stat. § 250.511a).
Security deposit receipt: Landlords in Pennsylvania are not required to issue a receipt. Still, providing one helps document the amount collected and supports precise recordkeeping.
Deduction tracking: Landlords may deduct for unpaid rent or tenant-caused damages beyond normal wear and tear. If you take deductions, you must give the tenant an itemized list within 30 days of move-out (68 Pa. Stat. § 250.512(a)).
Security deposit return: Pennsylvania landlords must return the remaining balance of the security deposit within 30 days of the lease ending or the tenant surrendering possession, whichever comes first (68 Pa. Stat. § 250.512(a)).
Pet deposits: State law does not set separate rules for pet deposits. Any pet-related deposit counts toward the same statutory limits and must follow the same return and deduction requirements in Pennsylvania.
Rent Payment Rules
Late rent fees: Pennsylvania does not set a statutory limit on late fees. Landlords may charge any reasonable amount, but they must list the fee clearly in the room rental agreement to enforce it.
Right to withhold rent: If a landlord fails to provide essential services, such as heat, water, or another utility the lease assigns to the landlord, tenants may withhold rent and place the funds in an escrow account until the issue is resolved (68 Pa. Stat. § 250.206).
Grace period: State law does not require landlords to offer a grace period. If you want to provide one, you must outline it in the agreement.
Pet rent: Pennsylvania law does not regulate monthly pet fees. Landlords may charge pet rent when applicable, and the agreement should specify the amount and any related rules.
Rent Payment Increase Rules
Rent payment increase frequency: There is no statewide restriction on how often landlords may raise rent. You can adjust the rent at the end of a lease term or during a month-to-month agreement, as long as you provide the required notice in the rental contract.
Rent payment increase maximum: The state does not cap rent increases. Landlords in Pennsylvania may raise rent by any amount they consider appropriate, unless a local ordinance sets additional requirements.
Rent control/stabilization: Pennsylvania has no statewide rent control or rent stabilization laws. Rent increases follow the terms outlined in the lease, and landlords should check with their municipality to confirm whether any local rules apply.
Pennsylvania Room Rental Agreement Breaches
Failure to pay: When a tenant falls behind on rent, Pennsylvania law allows landlords to issue a 10-day Notice to Pay or Quit (68 Pa. Stat. § 250.501(b)).
Lease violations: If a tenant violates the agreement, you must give a 15-day Notice to Cure or Quit for leases under 1 year. For tenancies lasting more than 1 year, the notice period increases to 30 days (68 Pa. Stat. § 250.501(b)).
Self-help evictions: Pennsylvania prohibits landlords from using self-help methods, such as lockouts, utility shutoffs, or removing belongings, to force a tenant out. Landlords must follow the formal eviction process to avoid civil or criminal penalties.
Terminating a Pennsylvania Room Rental Agreement
Month-to-month: To end a month-to-month room rental, Pennsylvania landlords must follow the state’s notice rules. You must give 15 days’ notice if the tenancy has lasted under 1 year and 30 days’ notice once the tenant has lived in the property 1 year or more (68 Pa. Stat. § 250.501(b)).
Fixed-term: A fixed-term room rental ends on the date listed in the agreement.
Room abandonment: If a tenant leaves without notice, landlords must send a written notice about any property left behind. Tenants have 10 days to respond and 30 days to retrieve belongings if they claim them. After that, landlords may dispose of the items and must return any sale proceeds in excess of what the tenant owes (68 Pa. Stat. § 250.505a).
Tenant’s right to terminate: Tenants may break a lease in Pennsylvania early if they qualify for specific protections under state law, such as entering active military duty, experiencing domestic violence, or facing landlord retaliation.
Landlord Access Laws
Immediate access: Landlords may enter the rental space without notice during emergencies, such as a fire, gas leak, or significant water issue that requires quick action.
Landlord harassment: Pennsylvania does not define harassment in detail, but repeated, unnecessary, or intrusive entries can violate a tenant’s right to quiet enjoyment.
Advance notice: State law does not specify an exact notice period for non-emergency entry. As a best practice, landlords should give reasonable notice (typically 24 hours) and enter only for valid reasons such as repairs, inspections, or property showings.
Lease Agreement Renewal and Termination
Required renewals: Pennsylvania does not require landlords to renew a lease. You may choose not to renew for any lawful reason, as long as you follow the state’s notice rules.
Required notice: For fixed-term leases that you do not plan to renew, you must give 30 days’ notice before the agreement ends. For ongoing tenancies, Pennsylvania’s notice rules apply: 15 days’ notice if the tenant has lived in the property for under 1 year, and 30 days’ notice if the tenancy has lasted 1 year or more (68 Pa. Stat. § 250.501(b)).
Month-to-month considerations: A month-to-month room rental continues each month automatically until either party gives written notice to end it.
Room Rental Agreement Pennsylvania FAQs
What to include in a Pennsylvania room rental agreement?
A room rental agreement in Pennsylvania should outline rent and payment terms, security deposit rules, utility responsibilities, house rules, and all required disclosures. It should also define expectations for shared spaces, guest policies, notice requirements, and procedures for either party to terminate the agreement.
How do I legally rent out a room?
To legally rent out a room in Pennsylvania, use a written agreement, follow security deposit regulations, provide all required disclosures, and set clear expectations for shared areas and utilities. You should also verify any local rules that affect notice requirements or rental practices.
How to make a Pennsylvania room rental agreement?
You can create a room rental agreement in Pennsylvania by using a simple, customizable template, downloading a printable PDF, or generating one through landlord software.
