Pennsylvania Residential Lease Agreement

Required Landlord Disclosures (1)

Pennsylvania does not require statewide residential lease disclosures, but federal law requires one disclosure for certain rental properties:

1. Lead-based paint disclosure: Federal law requires landlords to disclose known lead-based paint or lead-based paint hazards before renting most properties built before 1978. Landlords must also provide available lead records and the EPA-approved lead hazard pamphlet before the tenant signs the lease (42 U.S.C. § 4852d).

Security Deposit Regulations

Maximum security deposit amount: As of 2026, Pennsylvania limits security deposits to 2 months’ rent during the first year of a residential lease. During the second year and any renewal, the deposit cannot exceed 1 month’s rent. After 5 years of possession, a rent increase cannot require the tenant to increase the security deposit (68 P.S. § 250.511a).

Receipt of deposit: Pennsylvania does not require landlords to provide a separate security deposit receipt. However, as a smart recordkeeping practice, landlords should still furnish one.

Interest: For deposits over $100, Pennsylvania landlords must place the funds in a qualifying escrow account beginning in the third year of the lease. Tenants are entitled to the interest earned each year, minus a 1% administrative fee the landlord may keep (68 P.S. § 250.511b).

Bank location: When a landlord deposits security deposit funds into an escrow account, whether interest-bearing or noninterest-bearing, the landlord must notify the tenant in writing of the bank’s name, address, and the amount deposited (68 P.S. § 250.511a-250.512).

Deduction tracking: If a landlord withholds any portion of the security deposit, they must provide the tenant with a written list of damages within 30 days after the lease ends or the tenant surrenders the property and the landlord accepts it, whichever happens first. The written list must accompany any remaining deposit balance (68 P.S. § 250.512a).

Returning a tenant’s security deposit: Pennsylvania landlords must return the security deposit, minus lawful deductions, within 30 days after the lease ends or the tenant surrenders the property, and the landlord accepts it, whichever happens first. If the landlord does not provide a written list of deductions within 30 days, they forfeit the right to withhold deposit funds for damages (68 P.S. § 250.512(a)).

Landlord’s Access to Property

Advance notice: Pennsylvania does not have a specific statewide law requiring landlords to provide advance notice before entering a rental unit. Landlords should follow the lease terms, provide reasonable notice when possible, and avoid entering the property in ways that interfere with the tenant’s use of it.

Immediate access: Landlords can access their rental property at any time during emergencies.

Landlord harassment: While Pennsylvania does not have specific laws regarding landlord harassment during entry to a rental unit, excessive entry can interfere with the tenant’s “quiet enjoyment” of the property and expose the landlord to legal action, including injunctions or lease termination.

Rent Payment Laws

Grace period: As of 2026, Pennsylvania does not require a grace period for late rent payments.

Late rent fees: State law does not regulate late fees, but landlords should outline any late fee policy in the standard residential rental lease agreement.

Tenant’s right to withhold rent: In some cases, Pennsylvania tenants may withhold rent if a rental unit is certified as unfit for human habitation and they deposit rent into an approved escrow account. Tenants should always follow the proper legal process before withholding rent (35 P.S. § 1700-1).

Breach of Rental Agreement

Missed rent payment: Once a rent payment is late, Pennsylvania landlords may issue the tenant a 10-Day Notice to Pay or Quit (68 P.S. § 250.501b).

Lease violation: For tenancies of 1 year or less, landlords generally must provide a 15-Day Notice to Quit for lease violations. For tenancies longer than 1 year, landlords generally must provide a 30-Day Notice to Quit. However, the lease may waive or modify these notice requirements (68 P.S. § 250.501b).

Self-help evictions: Pennsylvania landlords should never attempt illegal self-help evictions. They should follow the legal eviction process to avoid complications or potential civil or criminal liability.

Lease abandonment: Tenants who abandon a property before their lease term ends may be responsible for all remaining rent and any property damage. Pennsylvania landlords do not have to attempt to re-rent the unit to mitigate damages.

Ending a Lease

Month-to-month: Pennsylvania landlords and tenants may end a month-to-month tenancy with 15 days’ notice if the tenancy is for 1 year or less or for an indeterminate term. Tenancies longer than 1 year generally require 30 days’ notice, unless the lease lawfully changes those notice requirements (68 P.S. § 250.501b).

Fixed-term: Tenants with a fixed-term lease may be able to end their lease early in limited situations, like active military service, serious habitability issues, landlord harassment or retaliation, or other legally protected circumstances.

Property abandonment: Pennsylvania landlords must provide written notice before removing or disposing of abandoned personal property. Tenants generally have 10 days from the notice’s postmark date to retrieve the property or request storage for up to 30 days. Landlords may charge reasonable storage costs (68 P.S. § 250.505a).

Death of tenant: If the sole tenant of a residential unit dies during the lease term, the executor or administrator of the tenant’s estate may terminate the lease with 14 days’ written notice on the later of the last day of the second calendar month after the tenant died or the surrender of the rental unit and removal of the tenant’s personal property (68 P.S. § 250.514).

Renewing a Lease

Required renewals: Pennsylvania landlords are not required to renew a lease upon expiration.

Required notice: For month-to-month tenancies or other terms of 1 year or less, Pennsylvania generally requires 15 days’ notice to terminate the tenancy. For tenancies longer than 1 year, 30 days’ notice generally applies. Fixed-term leases typically end on the date stated in the lease unless the lease requires advance notice of nonrenewal or includes an automatic renewal clause (68 P.S. § 250.501).