Pennsylvania (PA) law guide
Quick answer
Pennsylvania landlord-tenant law is governed by the Landlord and Tenant Act of 1951. Security deposits are capped at 2 months' rent in year one and 1 month from year two onward, and landlords must return the deposit within 30 days of move-out. There is no statewide rent control, and landlords must give 10 days' written notice before filing to evict for nonpayment of rent.
Security Deposit Limit
2 months' rent (year 1); 1 month from year 2 onward
Deposit Return Deadline
30 days after lease ends and tenant provides forwarding address
Statewide Rent Control
None, no cap on rent increases
Nonpayment Eviction Notice
10 days to pay or vacate
Pennsylvania rental market snapshot
Population
13.0 million
Renter households
31%
Median rent
~$1,896/mo (2BR statewide, 2026)
Largest rental markets
Philadelphia, Pittsburgh, Allentown, Erie, Harrisburg
Philadelphia renters face the tightest market, with 48% of households renting and 2BR rents averaging around $1,745/mo. Pittsburgh and Allentown remain notably more affordable at roughly $1,400 and $1,200 respectively.
Pennsylvania caps security deposits at 2 months' rent during the first year of tenancy. Starting in year two, the cap drops to 1 month's rent, and any amount collected above that must be returned to the tenant.
Landlords must return the deposit (or provide a written itemized list of deductions) within 30 days of the lease ending and the tenant giving a forwarding address. Failure to comply means the landlord forfeits the right to keep any portion and the tenant can sue for double the withheld amount.
Pennsylvania has no statewide rent control. Local municipalities are also prohibited from enacting their own rent control ordinances without state authorization. Landlords may raise rent by any amount, but only when the current lease term ends.
There is no statutory grace period for late rent and no cap on late fees under state law, though the lease terms govern both. For month-to-month tenants, landlords typically must give at least 30 days' notice of a rent increase; annual leases generally require 60 days' notice, though this is guided by lease terms rather than a hard statutory mandate.
For nonpayment of rent, Pennsylvania landlords must serve the tenant a written 10-day notice to pay or vacate before filing in court. For lease violations or end-of-lease termination, a 15-day notice is required.
After the notice period expires without compliance, the landlord files a complaint with the Magisterial District Court. A hearing is typically scheduled within 15 to 30 days. Self-help eviction tactics, such as changing locks or removing belongings, are illegal in Pennsylvania.
Pennsylvania state law does not specify a required notice period before landlord entry. The widely accepted standard is 24 hours' advance notice, and courts generally expect reasonable notice except in genuine emergencies.
Landlords must maintain rental units in a safe and habitable condition. The law does not set a fixed repair deadline, but landlords are expected to address health and safety issues within a reasonable time after written notice from the tenant.
Every rental unit in Pennsylvania must meet basic habitability standards, including working heat, plumbing, electrical systems, and structural safety. Tenants who report code violations or exercise legal rights are protected from landlord retaliation under Pennsylvania law.
Retaliation, such as a rent increase, eviction attempt, or reduced services after a tenant files a complaint, is prohibited. Tenants facing retaliation can raise it as a defense in eviction proceedings or sue for damages.
Pennsylvania's Human Relations Act prohibits housing discrimination based on race, color, religion, sex, national origin, familial status, disability, age, ancestry, and pregnancy. These protections stack on top of the federal Fair Housing Act.
Tenants breaking a lease early generally remain liable for rent through the end of the term unless the landlord re-rents the unit. Landlords have a duty to mitigate damages by making reasonable efforts to find a new tenant. Disputes over deposits and unpaid rent can be filed in Magisterial District Court, which handles claims up to $12,000.
This guide is general information, not legal advice. Governing statute: Pennsylvania Landlord and Tenant Act of 1951 (Act No. 20 of 1951, 68 P.S. Section 250.101 et seq.). Laws change; confirm the current statute or consult an attorney before acting. Last reviewed 2026-06-05.
Pennsylvania FAQ
The limit is **2 months' rent** during the first year of a tenancy. From year two onward, the cap drops to **1 month's rent**, and the landlord must refund any excess collected above that limit.
A landlord has **30 days** from the end of the tenancy and receipt of the tenant's forwarding address to return the deposit or send an itemized deduction list. Missing the deadline means the landlord forfeits the right to any deductions and the tenant may sue for double the withheld amount.
No. Pennsylvania has **no statewide rent control**, and local governments cannot enact their own without state authorization. Landlords may raise rents by any amount, but only at lease renewal, not mid-lease.
Pennsylvania law does not set a fixed notice period, but **24 hours** is the widely accepted standard. Emergency entry (such as a fire or burst pipe) is allowed without advance notice.
The landlord must first serve a **10-day pay-or-quit notice**. If the tenant does not pay or leave, the landlord files in Magisterial District Court, and a hearing is typically scheduled within **15 to 30 days**. The full process commonly takes **4 to 8 weeks** from the initial notice to a lockout order.
Revun serves landlords and property managers across Pennsylvania.
Revun builds Pennsylvania notice periods, deposit timelines, and compliant workflows into leasing, payments, and communications, so the rules above are handled inside the platform instead of tracked by hand.
Leasing, payments, maintenance, communications, and accounting, with compliance built in.
