Pennsylvania Tenant Rights, FAQ’s, Resources & Guides

1. How Long Does My Landlord Have to Return My Security Deposit in Pennsylvania?

Quick Answer: Your landlord has 30 days to return your deposit or tell you what they're keeping.

When you move out of your rental in Pennsylvania, your landlord must act within 30 days. Here's what they need to do:

• Either return your full security deposit, OR

• Send you a written list showing what damages they found

• Return whatever money is left after subtracting the damages

Important: You must give your landlord your new address in writing when you move out. Send it by certified mail or hand it to them with a witness present. Keep a copy for yourself.

What Happens If My Landlord Misses the 30-Day Deadline?

If your landlord doesn't respond within 30 days, they lose important rights:

• They can't keep any of your deposit

• They can't sue you for damages later

• You might be able to sue them for double your deposit amount

Example: Let's say your deposit was $800 and you caused $100 in damage. You should get $700 back. If your landlord doesn't return it within 30 days (and you gave them your new address), you can sue for $1,400 (double the $700).

Learn More: Pennsylvania Security Deposit Law

2. What Can My Pennsylvania Landlord Take From My Security Deposit?

Quick Answer: Landlords can only keep money for unpaid rent and damage you caused (not normal wear and tear).

Pennsylvania law says landlords can deduct money from your deposit for:

Allowed Deductions:

• Unpaid rent

• Repairs for damage you caused (like broken windows or large holes in walls)

• Cleaning costs if you left the place dirty

• Lost or broken items that belong to the landlord

NOT Allowed - Normal Wear and Tear:

• Faded or slightly dirty paint

• Worn-out carpet from regular use

• Small nail holes from hanging pictures

• Minor scuffs on walls or floors

• Dirty grout or caulking

What is "Normal Wear and Tear"? This means damage that naturally happens when someone lives in a place. If you live somewhere for a few years, carpets get worn down and paint fades. Your landlord can't charge you for this.

Tips to Protect Your Deposit:

• Take photos or videos when you move in AND when you move out

• Clean the apartment thoroughly before leaving

• Fix any damage you caused

• Keep copies of all written communication with your landlord

Learn More:

• Pennsylvania Security Deposit Law

• Community Legal Services - Security Deposits in PA
  
  

3. What Types of Eviction Notices Are Used in Pennsylvania?

Quick Answer: Pennsylvania landlords must give you 10, 15, or 30 days' written notice before they can evict you.

Pennsylvania law requires your landlord to give you a written eviction notice before they can start an eviction case in court. The type of notice depends on why you're being evicted and how long your lease is.

Types of Eviction Notices in PA:

10-Day Notice

• Used for: Not paying rent

• What it means: You have 10 days to either pay the rent or move out

15-Day Notice

• Used for: Breaking your lease or when your lease ends (if your lease is 1 year or less)

• What it means: You have 15 days before the landlord can file for eviction

30-Day Notice

• Used for: Breaking your lease or when your lease ends (if your lease is longer than 1 year)

• What it means: You have 30 days before the landlord can file for eviction

How Will I Receive the Notice?

The law says your landlord must give you the notice:

• By handing it to you in person, OR

• By posting it on your door

The notice must explain why you're being evicted.

Important Warning About Your Lease

Read your lease carefully! Your lease might say you agree to shorter notice periods or even no notice at all. If you signed a lease that waives (gives up) your right to these notices, the landlord doesn't have to follow these rules.

What Happens After the Notice Period?

1. After the notice period ends, your landlord can file a complaint with the Magisterial District Judge

2. You'll get a hearing notice in 7-15 days

3. A judge will make a decision at or within 3 days after the hearing

4. If the judge sides with your landlord, they must wait 10 more days, then get an Order for Possession

5. The Order for Possession gives you at least 10 more days to move out

Your landlord CANNOT change your locks or shut off your utilities without going through this legal process. If they do, call the Office of Consumer Protection at (814) 871-4371 or 1-800-441-2555.

Learn More: Pennsylvania Eviction Notice Requirements


4. How Does the Eviction Process Work in Pennsylvania?

Quick Answer: Pennsylvania landlords must follow strict legal steps to evict you. They cannot lock you out or shut off your utilities.

In Pennsylvania, eviction is a formal court process that your landlord must follow. Here are the steps:

The Pennsylvania Eviction Process:

Step 1: Written Notice Your landlord must give you a written eviction notice first. This is either a 10-day notice for unpaid rent, or 15-30 days for other reasons.

Step 2: Filing a Court Complaint After the notice period ends, the landlord files a Landlord/Tenant Complaint with the Magisterial District Judge.

Step 3: Court Hearing The court schedules a hearing within 7 to 15 days after the complaint is filed. You will receive notice of the date and time, and you have the right to appear and defend yourself.

Step 4: Judge's Decision The Magisterial District Judge makes a decision either at the hearing or within 3 days after. You'll get a copy of the decision (called a judgment) in the mail.

Step 5: Order for Possession If the judge sides with your landlord, they must wait 10 days from the judgment date, then go back to court to get an Order for Possession.

Step 6: Sheriff Enforcement A constable or sheriff's deputy will give you the Order for Possession. The order tells you when you must move out—this date cannot be less than 10 days from when the order is issued. If you don't move by that date, a constable or sheriff will forcibly remove you.

What Your Landlord CANNOT Do (Illegal "Self-Help" Evictions):

Pennsylvania law says landlords cannot evict you by changing locks or shutting off your utilities. These are called "self-help" evictions and they're illegal. Your landlord must go through the court system.

If your landlord tries any of these illegal actions:

• Changes your locks

• Shuts off your utilities (water, electric, heat)

• Removes your belongings

• Forces you out without a court order

Call the Office of Consumer Protection immediately: (814) 871-4371 or 1-800-441-2555

Your Rights During Eviction:

• You have the right to appear in court and tell your side of the story

• You can bring evidence (photos, receipts, documents) to the hearing

• You can challenge the eviction if the landlord didn't follow proper procedures

• You have at least 20 days total before you must move out (10 days after judgment + 10 days after Order for Possession)

Source: https://www.palawhelp.org/resource/landlord-tenant-overview-and-notice-requireme