Pennsylvania Eviction Notice Overview
Pennsylvania requires a 15-day notice for lease violations under 68 Pa.C.S. §250.501 (the Landlord and Tenant Act of 1951). There is no 14-day notice—Pennsylvania uses 15 days for breaches other than non-payment. Evictions are filed in Magisterial District Court (formerly District Justice Court). Philadelphia has its own Municipal Court Landlord-Tenant division.
Philadelphia, Allegheny County (Pittsburgh), Montgomery County, and Delaware County handle the highest volumes. Philadelphia’s eviction process is notably different from the rest of the state, with its own Municipal Court procedures, mandatory diversion programs, and right-to-counsel protections. For non-payment, a 10-day notice is required. Pennsylvania also has specific protections for residential tenants under Act 36 (MHRC protections).
15 Days
Statutory minimum
$75–$300
Magisterial District Court
Written
Notice required
5–8 Wks
Total process
Pennsylvania Uses 15 Days for Lease Violations, Not 14
Under 68 Pa.C.S. §250.501(b), for breach of a lease condition (other than non-payment), the landlord must give 15 days’ written notice. For non-payment of rent, a 10-day notice is required under §250.501(a). For residential leases of one year or less in Philadelphia, a 30-day notice may be required. The 15-day period is close to 14 days but critically different—using 14 instead of 15 would be legally insufficient.
Pennsylvania Notice Periods
15-day notice: Breach of lease condition other than non-payment (§250.501(b))
10-day notice: Non-payment of rent (§250.501(a))
30-day notice: Some Philadelphia residential leases
Philadelphia only: Eviction Diversion Program mandatory participation
15-day termination: End of lease term with notice
Common Violations Addressed by This Notice in Pennsylvania
- Unauthorized pets or animals
- Unauthorized occupants
- Excessive noise
- Property damage
- Failure to maintain
- Operating businesses without permission
Pennsylvania Legal Requirements
Pennsylvania courts require strict compliance with notice requirements. A deficient notice will result in dismissal of the eviction case, wasting time and filing fees. Here are the mandatory elements:
- Written Notice: PA requires written notice under the Landlord and Tenant Act
- 15-Day Period: Provide exactly 15 days (not 14) for lease violations
- Specific Violation: Describe the breach
- Demand to Cure or Vacate: State consequences of noncompliance
- Philadelphia Requirements: In Philadelphia, include information about the Eviction Diversion Program
Serving the Notice in Pennsylvania
Proper service is critical in Pennsylvania. The method of delivery determines when the notice period starts running and must be documented for court proceedings.
Personal Service
Hand the notice to the tenant.
Certified Mail
Send via certified mail.
Post on Door
Post conspicuously if tenant unavailable.
Pennsylvania Eviction Timeline
The complete eviction process in Pennsylvania, from notice to physical removal, follows this general timeline for uncontested cases:
Pennsylvania Eviction Fees & Costs
Below are the typical costs associated with the eviction process in Pennsylvania. Fees may vary by county or court location.
| Cost Item | Amount |
|---|---|
| Magisterial District Court Filing | $75 – $200 |
| Philadelphia Municipal Court Filing | $100 – $300 |
| Constable/Sheriff Service | $30 – $65 |
| Writ of Possession | $25 – $50 |
| Attorney Fees | $500 – $2,500 |
Sample Pennsylvania Eviction Notice
Below is a preview of a Pennsylvania-compliant eviction notice. The generated document includes all elements required under PA law.
15-DAY NOTICE TO CURE LEASE VIOLATION
STATE OF PENNSYLVANIA
Pursuant to 68 Pa.C.S. §250.501(b)
TO (TENANT):
Name: [Tenant Full Legal Name]
Address: [Pennsylvania Property Address]
VIOLATION / GROUNDS:
[Detailed description of violation with dates]
DEMAND
You have fifteen (15) days from delivery of this notice to cure the above lease violation. Failure to cure within 15 days will result in proceedings for possession.