Pennsylvania Eviction Notice Overview
Pennsylvania Requires 10-Day Notice, Not 3-Day
Under 68 P.S. §250.501(b), Pennsylvania landlords must give 10 days' notice for non-payment of rent. A 3-day notice is legally insufficient in PA. Additionally, for the first year of tenancy, the notice period may be 15 days in some circumstances. Philadelphia has a mandatory diversion program that adds to the process.
Pennsylvania's eviction procedures are governed by the Landlord and Tenant Act of 1951 (68 P.S. §250.101 et seq.). For non-payment of rent, §250.501(b) requires a 10-day written notice before the landlord can file a complaint. A 3-day notice is not valid in Pennsylvania for non-payment. Philadelphia has additional protections under its local ordinances.
Pennsylvania evictions are filed in magisterial district courts (formerly known as district justice courts). Philadelphia uses the Municipal Court, which has its own procedures and typically longer timelines. Pittsburgh (Allegheny County) and other larger cities follow the state statute but may have local procedural variations. Pennsylvania does not have statewide rent control, though Philadelphia has enacted additional tenant protections.
10 Days
Non-payment notice
$45-$150
Filing fees
Written
Notice required
3-6 wks
Court process
Pennsylvania Legal Requirements
Pennsylvania's notice requirements are set by the Landlord and Tenant Act. The notice must be in writing and give the tenant a minimum of 10 days to pay the rent or vacate the premises.
Required Notice Elements
- Written Notice: Must be in writing per 68 P.S. §250.501
- 10-Day Period: Minimum 10 days to pay or vacate (15 days in some first-year tenancy situations)
- Rent Amount: State the amount of rent past due
- Tenant Names: Names of all tenants on the lease
- Property Address: Complete address of the rental property
- Landlord Information: Landlord or agent name and contact details
How to Serve an Eviction Notice in Pennsylvania
Pennsylvania permits personal delivery and posting at the rental property. Philadelphia Municipal Court has specific service requirements that differ from the rest of the state.
Prepare the 10-Day Notice
Verify rent amount and complete all fields. Include only base rent owed.
Personal Delivery
Hand the notice directly to the tenant. This is the most reliable service method in PA.
Post at Property
If the tenant is not available, post the notice at the rental property in a conspicuous place.
Document Service
Record the date, time, and method. Keep copies for the magisterial district court filing.
File Complaint After 10 Days
File a landlord-tenant complaint at the magisterial district court (or Philadelphia Municipal Court for Philly properties).
Pennsylvania Eviction Timeline
After the 10-day notice expires, the landlord files a complaint. The magisterial district court schedules a hearing within 7-15 days. Both parties appear, and the judge makes a ruling. If the landlord wins, the tenant has 10 days to vacate or appeal.
In Philadelphia, the Municipal Court Landlord-Tenant program requires mediation before trial in many cases. This adds time but can lead to negotiated resolutions. The Philadelphia Eviction Diversion Program may further delay proceedings.
After the appeal period or after an appeal is resolved, the landlord can request an order for possession. The constable or sheriff enforces the order. Total time: 4-8 weeks (outside Philly) or 2-4 months (Philadelphia) for uncontested cases.
Pennsylvania Court Fees & Costs
Below are the typical costs associated with the eviction process in Pennsylvania. Actual fees may vary by county.
| Fee / Cost | Typical Amount |
|---|---|
| Magisterial Court Filing | $45 - $100 |
| Philadelphia Municipal Court | $85 - $150 |
| Service of Complaint | $20 - $50 |
| Attorney Fees (optional) | $500 - $2,500 |
| Constable/Sheriff | $50 - $200 |
Sample Pennsylvania Eviction Notice
Below is a preview of the Pennsylvania-compliant eviction notice.
10-DAY NOTICE TO QUIT
STATE OF PENNSYLVANIA
Pursuant to 68 P.S. §250.501
TO TENANT(S):
Name: [Full Legal Name]
Address: [Pennsylvania Property Address]
RENT DEMAND:
Past-due rent: $[Amount]
Period: [Month/Year]
NOTICE
You have TEN (10) DAYS from service of this notice to pay the full past-due rent of $[Amount] for [Month/Year] or vacate the premises. Failure to comply will result in the filing of a landlord-tenant complaint.