Pennsylvania 60-Day Notice Overview
Pennsylvania does not require a 60-day notice for standard residential tenancy terminations. Under 68 Pa.C.S. 250.501, the notice period depends on tenancy length: 15 days for tenancies under one year and 30 days for tenancies of one year or more. Philadelphia has enacted additional tenant protections that may affect notice requirements.
Pennsylvania provides moderate tenant protections. The state has no statewide rent control, though Philadelphia has enacted significant local protections including a renter's access act. Security deposits are capped at two months' rent for the first year and one month for subsequent years under 68 Pa.C.S. 250.511a. The deposit must be returned within 30 days. Pennsylvania's eviction process through Magisterial District Courts is moderately efficient.
15-30 Days
Statutory default
$75-$150
Court filing fees
Written
Notice required
2-4 wks
Court process
When a 60-Day Notice Applies in Pennsylvania
Since Pennsylvania's statutory default for month-to-month termination is 15-30 days, understanding when a 60-day notice is actually required or advisable is essential for landlords.
Lease-Required Extended Notice
Many PA property managers include 60-day non-renewal clauses. The contractual obligation overrides the 15 or 30-day statutory minimum when the lease specifies a longer period.
PHFA Programs
Federal Section 8 programs administered through the Pennsylvania Housing Finance Agency (PHFA) and local PHAs like the Philadelphia Housing Authority frequently require 60-90 days notice.
Philadelphia Tenant Protections
Philadelphia has enacted additional tenant protections including a mandatory lease addendum, just-cause eviction requirements for certain properties, and a right to legal counsel. Providing 60 days is prudent practice in Philadelphia.
Pennsylvania Legal Requirements
Pennsylvania's landlord-tenant statutes establish specific requirements for termination notices that must be followed precisely.
Philadelphia Has Additional Tenant Protections
Philadelphia has enacted several local tenant protection ordinances that exceed state law. These include a mandatory lease addendum, restrictions on eviction during certain periods, a right to counsel program, and additional notice requirements. Landlords in Philadelphia must comply with both state law and the city's Renter's Access Act. Pittsburgh and other PA cities follow state law without significant local modifications.
Notice Content Requirements
- Written Notice: 68 Pa.C.S. 250.501 requires written notice. Oral notice is insufficient under Pennsylvania law
- Tenant and Property ID: Include all tenant names from the lease and the complete property address including city, county, and ZIP code
- Termination Date: State the exact date at least 60 days from service, aligned with the end of the rental period
- Landlord Contact: Include the landlord or property manager name, Pennsylvania mailing address, and telephone number
- Security Deposit Reference: 68 Pa.C.S. 250.511a requires return within 30 days with an itemized statement. Deposits capped at two months' rent (first year) or one month (subsequent years)
How to Serve a 60-Day Eviction Notice in Pennsylvania
Proper service is critical in Pennsylvania. If the landlord cannot prove the notice was properly delivered, the court will dismiss the eviction action.
Prepare the Notice
Draft using a Pennsylvania-specific template referencing 68 Pa.C.S. 250.501. Include all tenant names, property address, and the 60-day termination date
Personal Delivery (Preferred)
Hand-deliver to the tenant at the rental premises. Pennsylvania courts prefer personal service. Use a constable or process server
Certified Mail Alternative
Send via certified mail with return receipt. Pennsylvania accepts mailed service for landlord-tenant notices
Complete Proof of Service
Document date, time, method, and location of service. Keep certified mail receipts and return cards for court proceedings
File Landlord-Tenant Complaint in Magisterial District Court
After 60 days expire without the tenant vacating, file an eviction action in Magisterial District Court where the property is located
Pennsylvania Eviction Timeline
Pennsylvania's eviction process is filed as a Landlord-Tenant Complaint in Magisterial District Court (MDJ) under 68 Pa.C.S. 250.501-512. After filing, the MDJ schedules a hearing within 7-15 days.
At the hearing, both parties present evidence. If the landlord prevails, the MDJ enters a judgment for possession. The tenant has 10 days to appeal to the Court of Common Pleas. If no appeal, the Order for Possession is issued and the constable enforces removal.
Total court timeline: 2-4 weeks uncontested, 4-8 weeks contested. Philadelphia and Allegheny County (Pittsburgh) have the heaviest caseloads. Combined with the 60-day notice period, the full process spans 10-16 weeks.
Pennsylvania Filing Fees & Costs
Eviction costs in Pennsylvania vary by county and court type. Below are typical expenses.
| Fee / Cost | Typical Amount |
|---|---|
| MDJ Filing Fee | $75 - $150 |
| Service of Process (Constable) | $30 - $75 |
| Attorney Fees | $500 - $2,000 |
| Order for Possession | $25 - $50 |
| Constable Enforcement | $75 - $200 |
Sample Pennsylvania 60-Day Notice
Below is a preview of our Pennsylvania-specific 60-day termination notice template.
60-DAY NOTICE OF TERMINATION
STATE OF PENNSYLVANIA
Pursuant to 68 Pa.C.S. 250.501
LANDLORD / PROPERTY OWNER:
Name: [Full Legal Name]
Address: [Pennsylvania Mailing Address]
TENANT(S):
Name(s): [All Tenant Names]
Rental Address: [Full Property Address]
NOTICE OF TERMINATION:
You are hereby notified that your tenancy at the above premises will terminate on[Date — 60 days from service]. You must vacate and surrender possession by that date.
PENNSYLVANIA COMPLIANCE NOTE
Your security deposit will be returned within 30 days of vacating per 68 Pa.C.S. 250.511a, with an itemized statement. PA limits deposits to two months' rent (first year) or one month (after).