Laws by state / Pennsylvania

Pennsylvania landlord and tenant rules

The figures that decide most disputes between Pennsylvania landlords and tenants, each with a calculator and the statute behind it.

Verified against the statutes 2026-10-22By RentByState Research
RulePennsylvaniaStatuteTool
Maximum security depositTwo months' rent during the first year of the lease; one month's rent in the second and later years (no deposit increase required after five years of occupancy)68 P.S. § 250.511a; § 250.511b; § 250.512Deposit rules
Deposit return deadlineWritten list of damages and refund of the balance (with any interest due) within 30 days of termination of the lease or surrender and acceptance of the premises, whichever first occurs68 P.S. § 250.511a; § 250.511b; § 250.512Deposit rules
Interest on the depositRequired68 P.S. § 250.511a; § 250.511b; § 250.512Pennsylvania interest calculator
Maximum late feeNo statutory cap68 P.S. §§ 250.101 et seq. (no late-fee provision)Late fee calculator
Landlord notice, month-to-month15 days68 P.S. § 250.501(b)Notice calculator
Tenant notice, month-to-monthLandlord notice to quit at the end of a term or for breach: 15 days for a lease of one year or less or of indeterminate time (including month-to-month); 30 days for a lease longer than one year. The statute addresses only the landlord's notice; the tenant's notice period is governed by the lease (UNVERIFIED statutory rule for tenants). The notice to quit may be waived in a written lease.68 P.S. § 250.501(b)Notice calculator
Rent increase noticeNo statute68 P.S. § 250.501(b)Notice calculator
Pay-or-quit notice10 days68 P.S. § 250.501(b)Notice calculator
Rent increase capNone statewide

Security deposits in Pennsylvania

Pennsylvania limits security deposits to two months' rent during the first year of the lease; one month's rent in the second and later years (no deposit increase required after five years of occupancy). The deposit must be returned written list of damages and refund of the balance (with any interest due) within 30 days of termination of the lease or surrender and acceptance of the premises, whichever first occurs, with an itemised list of any deductions. Pennsylvania is one of the states that requires interest on the deposit. Deposits over $100 must be escrowed in a regulated institution; after the second anniversary of the deposit the tenant is entitled to the interest annually, less a 1% per year administrative fee retained by the landlord (§ 250.511b). Landlord who fails to provide the 30-day list forfeits the right to withhold and is liable for double the deposit. Text read via Wayback Machine copy of the official legis.state.pa.us consolidated text (Landlord and Tenant Act of 1951). Full deposit rules and move-out checklist.

Late fees in Pennsylvania

Pennsylvania sets no statutory cap on late fees. The amount is whatever the lease says, subject to the general rule that it must not be an unconscionable penalty. There is no statutory grace period, so the lease controls when the fee starts. Calculate the maximum fee.

Notice periods in Pennsylvania

A Pennsylvania landlord must give 15 days’ written notice to end a month-to-month tenancy. There is no separate statutory notice period for rent increases; the month-to-month termination notice is the practical minimum. For nonpayment, the landlord must serve a 10-day notice to pay or quit before filing for eviction. Calculate the effective date of a notice.

Deposit interest in Pennsylvania

Sources

Frequently asked questions

How much can a landlord charge for a security deposit in Pennsylvania?

Two months' rent during the first year of the lease; one month's rent in the second and later years (no deposit increase required after five years of occupancy). Deposits over $100 must be escrowed in a regulated institution; after the second anniversary of the deposit the tenant is entitled to the interest annually, less a 1% per year administrative fee retained by the landlord (§ 250.511b). Landlord who fails to provide the 30-day list forfeits the right to withhold and is liable for double the deposit. Text read via Wayback Machine copy of the official legis.state.pa.us consolidated text (Landlord and Tenant Act of 1951).

What is the maximum late fee for rent in Pennsylvania?

There is no statutory maximum in Pennsylvania. No statutory cap or grace period for residential late fees in Pennsylvania; the lease controls and fees must be reasonable (Philadelphia and some cities have local rules). The most common lease figure nationally is 5% of monthly rent, and courts in no-cap states generally accept fees in that range while rejecting ones that look like penalties.

How much notice does a landlord have to give a tenant to move out in Pennsylvania?

15 days’ written notice for a month-to-month tenancy. Landlord notice to quit at the end of a term or for breach: 15 days for a lease of one year or less or of indeterminate time (including month-to-month); 30 days for a lease longer than one year. The statute addresses only the landlord's notice; the tenant's notice period is governed by the lease (UNVERIFIED statutory rule for tenants). The notice to quit may be waived in a written lease.

How long is a pay-or-quit notice in Pennsylvania?

10 days. The tenant can stop the eviction by paying the full amount within that time.

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