Landlord-Tenant Law Guide
Pennsylvania Landlord-Tenant Laws
Pennsylvania's landlord-tenant law (68 P.S. §§ 250.101–250.510-B) sets a deposit cap that decreases after the second year and a 10-day notice for nonpayment evictions. There is no required entry notice.
Key Rules at a Glance
Security Deposit Limit
2 months (years 1–2) / 1 month (year 3+)
After the second year of tenancy, the cap drops to 1 month and any excess must be refunded.
Deposit Return Deadline
30 days
With itemized written statement of deductions.
Notice to Enter
No statute
Pennsylvania has no notice requirement before landlord entry. Reasonable advance notice is expected.
Rent Increase Notice
No statute (follow lease)
One full rental period notice is customary for month-to-month tenants.
Late Fee
Must be in lease; reasonable
No statutory cap.
Nonpayment Eviction Notice
10 days
Written 10-day notice to vacate before filing.
Lease Termination (Month-to-Month)
15 days
Either party may terminate with 15 days notice before the end of a monthly period.
Disclaimer:Pennsylvania's deposit cap decreases after the second year — excess deposits must be refunded. Consult a Pennsylvania real estate attorney.
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Open →Frequently Asked Questions
What is the security deposit limit in Pennsylvania?
2 months' rent for the first two years of tenancy. After the second year, the cap drops to 1 month's rent and any excess must be returned to the tenant.
How long does a Pennsylvania landlord have to return a security deposit?
30 days from move-out, with an itemized written statement of deductions.
How do I evict a non-paying tenant in Pennsylvania?
Serve a written 10-day notice to vacate. If not vacated, file a complaint with the magisterial district judge (MDJ). A hearing is typically scheduled within 7–15 days.