Pennsylvania Residential Lease Agreement Template

A fixed-term lease for a house, apartment or condo. It sets the rent, deposit, rules and responsibilities for both sides, with slots for the rules of the state where the home is located. This edition fills in the Pennsylvania rules we could confirm and marks the rest as blanks to check.

Pennsylvania rules for this form

Deposit limit. During the first year of a lease the deposit may not exceed two months of rent, and from the second year or a renewal on, one month. After five years, a rent increase cannot be used to raise the deposit. (Landlord and Tenant Act of 1951, section 511.1)

Deadline to return the deposit. Within 30 days after the lease ends or the tenant surrenders the unit, the landlord must return the deposit or send a written list of damages with the balance. (Landlord and Tenant Act of 1951, section 512)

Notice before entry. No statute sets a notice period for landlord entry, so the lease generally governs, and reasonable advance notice is expected. (Landlord and Tenant Act of 1951 (no entry notice rule))

Required disclosures. Homes built before 1978 need the federal lead-based paint disclosure and the EPA pamphlet. (Residential Lead-Based Paint Hazard Reduction Act (42 U.S.C. 4852d))

Required disclosures. When a deposit over 100 dollars is placed in escrow, the landlord must tell the tenant in writing which institution holds it and how much was deposited. (Landlord and Tenant Act of 1951, section 511.2)

Notice before a rent increase. No statute sets a notice period for rent increases; a fixed term lease controls, and a month to month increase generally needs the same 15 day notice used to end the tenancy. (Landlord and Tenant Act of 1951 (no rent increase rule))

Month-to-month notice. A landlord ends a month to month tenancy with a 15 day written notice to quit. (Landlord and Tenant Act of 1951, section 501)

Cities and counties in Pennsylvania can add their own rules on top of these. Check local ordinances before you sign.

What is in the template

1. Parties
2. Property
3. Term
4. Rent
5. Late charges
6. Security deposit
7. Other charges and fees
8. Utilities and services
9. Occupants and guests
10. Use of the property
11. Pets
12. Smoking
13. Maintenance and repairs
14. Alterations
15. Landlord entry
16. Subletting and assignment
17. Insurance
18. Default
19. Moving out
20. Notices
21. Disclosures
22. General terms
23. Signatures

Before you use it

• A residential lease is the main contract between a landlord and a tenant for a fixed term, usually 6 or 12 months.
• State law sets the limits on deposits, late fees, entry notice and eviction notices, and it overrides any lease clause that conflicts with it.
• A clause that waives a tenant's legal rights is usually unenforceable and can weaken the rest of the lease.
• Have an attorney in your state review your final version, and attach every disclosure your state and city require.

For the full explanation of this form, read our guide to the residential lease agreement.