Pennsylvania 10-Day Eviction Notice Overview
Pennsylvania is a true 10-day notice state for non-payment of rent. Under the Landlord and Tenant Act of 1951 (68 P.S. §250.501), landlords must provide tenants with 10 days' written notice before filing an eviction complaint for unpaid rent. This makes Pennsylvania one of only a handful of states that uses exactly 10 days as the statutory default for non-payment cases.
Pennsylvania's eviction system is distinctive in several ways. Cases are heard by Magisterial District Judges (MDJs) rather than traditional courts, the appeal process goes to the Court of Common Pleas, and major cities like Philadelphia have implemented additional tenant protections including mandatory eviction diversion programs. The 10-day notice is the foundation of any Pennsylvania non-payment eviction, and failure to provide it is a complete defense to the action.
10 Days
Non-payment notice
$78-$150
Filing fees
MDJ
Court system
6-10 wks
Total process
When Pennsylvania's 10-Day Notice Applies
The 10-day notice under 68 P.S. §250.501 applies to non-payment of rent for residential leases. Pennsylvania also uses different notice periods for other eviction grounds:
| Eviction Reason | Notice Period | Statute |
|---|---|---|
| Non-payment (lease ≥ 1 year) | 10 days | 68 P.S. §250.501(b) |
| Lease expiration / termination | 15 days | 68 P.S. §250.501(a) |
| Lease violations | 15 or 30 days | 68 P.S. §250.501 |
| No-cause (month-to-month) | 15 days | 68 P.S. §250.501(a) |
Philadelphia Eviction Diversion
If the rental property is in Philadelphia, landlords must participate in the city's Eviction Diversion Program before filing certain eviction complaints. This program, administered through the Philadelphia Municipal Court, requires a mediation session aimed at resolving the dispute without formal eviction proceedings. The program typically adds 30 or more days to the eviction timeline in Philadelphia.
Requirements Under 68 P.S. §250.501
Pennsylvania's notice requirements are straightforward compared to some states, but landlords must ensure all required elements are present to withstand a tenant's challenge before the Magisterial District Judge.
Required Notice Elements
- Written Format: The notice must be in writing. Pennsylvania courts require a physical document, not verbal communication
- Tenant Names: Identify all tenants listed on the lease by their full legal names
- Property Address: Include the full address of the rental premises including unit number
- Rent Amount Owed: Specify the exact amount of unpaid rent, broken down by month, plus any allowable late fees
- 10-Day Demand: State that the tenant has 10 days to pay the total amount or vacate the premises
- Filing Consequence: Warn that a Landlord-Tenant Complaint will be filed with the Magisterial District Court if the tenant fails to pay or vacate
How to Serve a 10-Day Notice in Pennsylvania
Pennsylvania's Landlord and Tenant Act does not prescribe a single mandatory service method, but the landlord must be able to prove that the tenant received the notice. Courts evaluate the reasonableness of the service method used.
Personal Delivery
Hand the notice directly to the tenant. Bring a witness or use a process server. The 10-day period starts the day after delivery
Certified Mail with Return Receipt
Mail via USPS certified mail. The signed return receipt (green card) provides strong proof of delivery. Allow extra days for mail transit
Post and Mail
Post the notice on the front door of the rental unit and mail a copy via first-class mail. Take a timestamped photo as evidence of posting
Prepare for Filing
After 10 days elapse without payment, file the Landlord-Tenant Complaint with the Magisterial District Court. Attach the notice, proof of service, and lease
Pennsylvania Eviction Timeline
Pennsylvania's eviction timeline is structured around the MDJ system, which is designed to resolve landlord-tenant disputes more quickly than the general court system:
Days 1-10: The 10-day notice period runs. Tenant may cure by paying in full. Days 11-15: Landlord files the Landlord-Tenant Complaint with the MDJ. Days 16-25: The MDJ schedules a hearing within 7-15 days of filing and issues a notice of hearing to both parties. Hearing day: The MDJ hears both sides and typically rules the same day.
If the landlord obtains a judgment for possession, the tenant has 10 days to appeal to the Court of Common Pleas. If no appeal is filed, the landlord requests an Order for Possession from the MDJ. The constable or sheriff then serves the order and the tenant typically has 10 additional days to vacate. If the tenant remains, the constable executes the lockout. Total timeline for uncontested cases: 6-8 weeks. Philadelphia cases with the Eviction Diversion Program: 10-14 weeks.
Pennsylvania Court Fees & Costs
Pennsylvania MDJ filing fees are set by the state and vary based on the amount of rent claimed. Philadelphia Municipal Court has a separate fee schedule.
| Fee / Cost | Typical Amount |
|---|---|
| MDJ Filing Fee | $78 - $150 |
| Constable Service Fee | $30 - $50 |
| Order for Possession | $40 - $75 |
| Attorney Fees (if hired) | $500 - $2,000 |
| Appeal Filing (Court of Common Pleas) | $125 - $225 |
Sample Pennsylvania 10-Day Non-Payment Notice
Below is a preview of a Pennsylvania-specific 10-day notice for non-payment of rent compliant with 68 P.S. §250.501(b).
10-DAY NOTICE TO PAY RENT OR QUIT
COMMONWEALTH OF PENNSYLVANIA
Pursuant to 68 P.S. §250.501(b)
TO TENANT(S):
Name: [Full Legal Name]
Rental Address: [PA Property Address]
UNPAID RENT:
Monthly rent: [Amount]
Months due: [Month(s)]
Late fees: [Amount]
Total owed: [Amount]
DEMAND
You have TEN (10) DAYS from service of this notice to pay the total amount due or vacate the premises. If you fail to pay or vacate within 10 days, the landlord will file a Landlord-Tenant Complaint with the Magisterial District Court.