General information, not legal advice. Landlord-tenant rules change, and cities and counties can add their own. Check the current statute and local ordinances, and talk to a licensed attorney before you act.
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The short version
- For unpaid rent, the landlord serves a written notice to quit giving the tenant 10 days to leave. Many leases waive this notice in writing.
- For a lease breach or the end of the term, the notice to quit gives 15 days for a lease of one year or less or with no set term, and 30 days for a lease longer than one year.
- At the end of a lease of one year or less, or a month to month tenancy, the landlord gives a 15 day notice to quit; a lease longer than one year needs 30 days.
- Cases are filed with the magisterial district judge for the area, or with the Philadelphia Municipal Court for property in Philadelphia.
- The court schedules a hearing, generally one to two weeks after the complaint is filed, and the tenant responds by appearing.
Most Pennsylvania evictions start with a written notice to quit and are decided by a magisterial district judge, or the Philadelphia Municipal Court inside the city. The notice length depends on the reason and the lease term, set out in the Landlord and Tenant Act of 1951.
Pennsylvania eviction process at a glance
| Rule | Pennsylvania | Law |
|---|---|---|
| Notice for unpaid rent | For unpaid rent, the landlord serves a written notice to quit giving the tenant 10 days to leave. Many leases waive this notice in writing. | Landlord and Tenant Act of 1951, section 501 |
| Notice for a lease violation | For a lease breach or the end of the term, the notice to quit gives 15 days for a lease of one year or less or with no set term, and 30 days for a lease longer than one year. | Landlord and Tenant Act of 1951, section 501 |
| Ending a tenancy without cause | At the end of a lease of one year or less, or a month to month tenancy, the landlord gives a 15 day notice to quit; a lease longer than one year needs 30 days. | Landlord and Tenant Act of 1951, section 501 |
| Where the case is filed | Cases are filed with the magisterial district judge for the area, or with the Philadelphia Municipal Court for property in Philadelphia. | Landlord and Tenant Act of 1951 and Pennsylvania Rules for Magisterial District Judges |
| Tenant response time | The court schedules a hearing, generally one to two weeks after the complaint is filed, and the tenant responds by appearing. | Pennsylvania Rules for Magisterial District Judges |
| Removal after judgment | After a judgment for possession, the landlord can generally request an order for possession once the appeal period passes, and a constable or officer serves it before carrying out the move out. | Pennsylvania Rules for Magisterial District Judges |
| Typical overall timeline | An uncontested residential case often takes about four to eight weeks from notice to move out. | Court practice (estimate) |
Notices before an eviction in Pennsylvania
The notice is the foundation of the whole case. It has to fit the reason for ending the tenancy, give the full period the law requires and be delivered in a way the court will accept.
Notice for unpaid rent. For unpaid rent, the landlord serves a written notice to quit giving the tenant 10 days to leave. Many leases waive this notice in writing. (Landlord and Tenant Act of 1951, section 501)
Notice for a lease violation. For a lease breach or the end of the term, the notice to quit gives 15 days for a lease of one year or less or with no set term, and 30 days for a lease longer than one year. (Landlord and Tenant Act of 1951, section 501)
Ending a tenancy without cause. At the end of a lease of one year or less, or a month to month tenancy, the landlord gives a 15 day notice to quit; a lease longer than one year needs 30 days. (Landlord and Tenant Act of 1951, section 501)
Filing the case
If the notice period runs out and the tenant has neither fixed the problem nor moved out, the next step is a court filing. Bring the lease, the notice, proof of how it was delivered and a ledger of what is owed.
Where the case is filed. Cases are filed with the magisterial district judge for the area, or with the Philadelphia Municipal Court for property in Philadelphia. (Landlord and Tenant Act of 1951 and Pennsylvania Rules for Magisterial District Judges)
Filing costs. Filing and service costs vary by county. (County fee schedules)
The response and the hearing
Courts look closely at the paperwork. Expect to show the notice, the proof of service and the rent ledger, and to answer any defense the tenant raises.
Tenant response time. The court schedules a hearing, generally one to two weeks after the complaint is filed, and the tenant responds by appearing. (Pennsylvania Rules for Magisterial District Judges)
Judgment and getting possession back
Removal after judgment. After a judgment for possession, the landlord can generally request an order for possession once the appeal period passes, and a constable or officer serves it before carrying out the move out. (Pennsylvania Rules for Magisterial District Judges)
What a landlord must not do
Until a court orders otherwise, the tenant keeps the right to live in the home, even after the notice runs out.
Self-help eviction. Landlords generally may not change locks, remove belongings or cut utilities to force a tenant out; possession is recovered through the court. (Pennsylvania case law and Landlord and Tenant Act of 1951)
Recent changes to know about
Recent changes. Act 88 of 2024 added a provision stating that the notice to quit rules do not apply when an owner recovers property from someone who is not and never was a tenant. (Landlord and Tenant Act of 1951, section 501(g) (Act 88 of 2024))
Timeline at a glance
| Step | Typical time | Rule |
|---|---|---|
| Notice period for unpaid rent | 10 days | Landlord and Tenant Act of 1951, section 501 |
| Notice period for a lease violation | 15 days | Landlord and Tenant Act of 1951, section 501 |
| Tenant response after the case is served | Set by the court | Pennsylvania Rules for Magisterial District Judges |
| From judgment to removal | Short waiting period | Pennsylvania Rules for Magisterial District Judges |
| Whole case, uncontested | A few weeks | Court practice (estimate) |
Real cases often take longer: holidays, a contested hearing or an appeal can add weeks.
Mistakes to avoid
- Demanding more than the rent actually owed in a notice for unpaid rent, for example by adding late fees or utilities.
- Counting the notice period wrong and filing a day too early.
- Taking partial rent after serving a notice without knowing how it affects the case.
- Keeping no proof of service. Write down who delivered the notice, how and when, and keep a copy.
- Trying to speed things up with a lockout, a utility shutoff or by moving belongings out.
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General information, not legal advice.
Verify current law
We last checked these Pennsylvania rules on . Laws change and cities can add their own, so confirm the current text before you rely on it, and talk to a Pennsylvania attorney about your situation.
Laws named on this page
- Landlord and Tenant Act of 1951, section 501
- Landlord and Tenant Act of 1951 and Pennsylvania Rules for Magisterial District Judges
- Pennsylvania Rules for Magisterial District Judges
- Pennsylvania case law and Landlord and Tenant Act of 1951
- Landlord and Tenant Act of 1951, section 501(g) (Act 88 of 2024)
Official sources
Pennsylvania forms for this topic
Letters and checklists for this topic
The parts people misread.
How much notice does a Pennsylvania landlord give for unpaid rent?
For unpaid rent, the landlord serves a written notice to quit giving the tenant 10 days to leave. Many leases waive this notice in writing. Source: Landlord and Tenant Act of 1951, section 501.
How long does a tenant in Pennsylvania have to respond to an eviction case?
The court schedules a hearing, generally one to two weeks after the complaint is filed, and the tenant responds by appearing. Source: Pennsylvania Rules for Magisterial District Judges.
Can a Pennsylvania landlord change the locks instead of going to court?
Landlords generally may not change locks, remove belongings or cut utilities to force a tenant out; possession is recovered through the court. Source: Pennsylvania case law and Landlord and Tenant Act of 1951.
How long does an eviction take in Pennsylvania?
An uncontested residential case often takes about four to eight weeks from notice to move out. Source: Court practice (estimate).
Which court hears eviction cases in Pennsylvania?
Cases are filed with the magisterial district judge for the area, or with the Philadelphia Municipal Court for property in Philadelphia. Source: Landlord and Tenant Act of 1951 and Pennsylvania Rules for Magisterial District Judges.