Pennsylvania Landlord-Tenant Law (2026)
Notice periods, deposit caps, entry rules, and required disclosures for residential rentals in Pennsylvania. Every rule links to the official state statute.
Reference only, not legal advice. State laws change. Confirm with the official Pennsylvania statute or a licensed attorney before you serve notice or file a case.
Quick summary
Notice periods
- Nonpayment of rent
- 10 days
- Cure lease violation
- 15 days
- Notice to quit (month-to-month)
- 30 days
Security deposit
- Statutory cap
- 2 months of rent
- Return deadline after move-out
- 30 days
Landlord entry notice
Reasonable notice (not defined by statute)
Required disclosures
- Lead paint (pre-1978)
Market rules
- Rent control
- Preempted
- Small claims limit
- $12,000
Official state statute
Always confirm current law with the source before serving notice.
https://www.legis.state.pa.us/WU01/LI/LI/US/HTM/1951/0/0020..HTMPennsylvania landlord FAQ
How many days notice do I give a tenant for unpaid rent in Pennsylvania?
Pennsylvania requires a 10-day notice to the tenant before you can file for eviction for unpaid rent. The notice must comply with the form and delivery rules in the state statute.
What is the maximum security deposit in Pennsylvania?
Pennsylvania caps security deposits at 2 months of rent. Charging more than this is a violation of state law.
How many days do I have to return a security deposit in Pennsylvania?
Pennsylvania requires landlords to return the security deposit within 30 days after the tenant vacates. An itemized list of any deductions must accompany the refund.
How much notice must I give before entering a rental unit in Pennsylvania?
Pennsylvania does not define a specific advance notice period. The statute requires "reasonable notice" — most courts read this as 24 hours, but it is safer to give more.
Does Pennsylvania have rent control?
Pennsylvania law preempts local rent control. No city or county in the state can cap rent.
Is Pennsylvania landlord-friendly or tenant-friendly?
Pennsylvania is classified Balanced. This is based on notice periods, deposit caps, eviction timelines, and tenant protection rules relative to other states. Use it as a general read, not a ranking.
What disclosures am I required to give tenants in Pennsylvania?
Pennsylvania requires: Lead paint (pre-1978). Some states add local disclosures by city. Always check the state statute for the current list.
What is the small claims court limit in Pennsylvania?
Pennsylvania small claims court hears cases up to $12,000. Most landlord-tenant disputes over deposits, damages, or unpaid rent fit within this limit.
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