Pennsylvania Eviction Notice Overview
Pennsylvania does not use a 7-day eviction notice. Under the Landlord and Tenant Act (68 Pa.C.S. 250.501), landlords must give a 10-day notice for non-payment of rent for leases of one year or less. For leases longer than one year, a 30-day notice is required. Pennsylvania evictions are filed in Magisterial District Court (formerly called District Justice Court).
Pennsylvania has 67 counties with over 500 Magisterial District Courts. Philadelphia has a specialized Landlord-Tenant division within Municipal Court. Allegheny County (Pittsburgh) uses its Magisterial District Courts. The Landlord and Tenant Act of 1951 governs most residential evictions. Philadelphia has additional tenant protections including a right to counsel program and just-cause eviction protections in some circumstances.
10 Days
Notice period
$75 - $200
Filing fee
PA Code
Governing law
Magisterial District
Court level
Why Pennsylvania Uses 10 Days, Not 7
Pennsylvania Uses 10 Days for Short Leases, 30 for Long
Pennsylvania requires a 10-day notice for non-payment when the lease is one year or less, and 30 days when the lease is longer than one year (68 Pa.C.S. 250.501). Philadelphia has additional requirements. A 7-day notice is not standard in Pennsylvania.
Pennsylvania Notice Periods at a Glance
- 10-Day Notice — Non-Payment (lease ≤1yr): 10 days notice for leases of one year or less
- 30-Day Notice — Non-Payment (lease over 1 year): 30 days notice for leases longer than one year
- 15-Day Notice — Lease Violations: 15 days for material lease violations for shorter leases
- 30-Day Notice — Month-to-Month: 30 days for termination of periodic tenancy
Pennsylvania Notice Requirements
Pennsylvania courts require that eviction notices meet specific content and format standards. An incomplete or incorrectly timed notice will result in dismissal of the eviction case.
Required Notice Content
- Property Address: Full address including unit number, city, and zip code
- Tenant Names: All tenants named on the lease or rental agreement
- Amount Owed or Violation: Exact dollar amount of rent due, or specific description of the lease violation
- Correct Notice Period: 10 days for non-payment as required by Pennsylvania law
- Consequence Statement: That eviction proceedings will be filed if the tenant does not cure or vacate
- Landlord Information: Name and contact information of the landlord or property manager
How to Serve an Eviction Notice in Pennsylvania
Pennsylvania law provides specific methods for serving eviction notices. Proper service and documentation are essential for the court filing.
Personal Delivery
Hand-deliver to the tenant in person.
Certified Mail
Send via certified mail.
Posting on Premises
Post on the door of the rental unit.
Document Service
Prepare proof of service for the Magisterial District Court or Philadelphia Municipal Court filing.
Pennsylvania Eviction Timeline
The Pennsylvania eviction process follows a specific timeline from notice through court proceedings to enforcement.
Serve 10-day notice for non-payment (short lease) per 68 Pa.C.S. 250.501
File complaint in Magisterial District Court (or Philadelphia Municipal Court)
Hearing set 7-15 days from filing; tenant served
Hearing held; judgment entered; tenant has 10 days to appeal
Order for possession issued; constable enforces removal
PA evictions take 5-8 weeks uncontested. Philadelphia can take 8-16 weeks due to additional protections and court backlogs. Contested cases statewide take 8-14 weeks. The tenant has 10 days to appeal to the Court of Common Pleas for a de novo trial.
Pennsylvania Eviction Fees & Costs
Below are the typical costs for an eviction proceeding in Pennsylvania Magisterial District Court. Actual fees may vary by county.
| Fee / Cost | Typical Amount |
|---|---|
| Magisterial District Court Filing | $75 - $200 |
| Service of Process | $25 - $50 |
| Order for Possession | $30 - $75 |
| Attorney Fees (optional) | $700 - $2,500 |
| Appeal to Common Pleas | $150 - $250 |
Sample Pennsylvania Eviction Notice
Below is a preview of a Pennsylvania-compliant eviction notice that meets the requirements of 68 Pa.C.S. 250.501.
10-DAY NOTICE TO PAY RENT OR VACATE
STATE OF PENNSYLVANIA
Pursuant to 68 Pa.C.S. 250.501
LANDLORD:
Name: [Full Legal Name]
Address: [Pennsylvania Address]
TENANT(S):
Name(s): [All Tenant Names]
Rental Address: [Full Property Address]
NOTICE:
You have TEN (10) DAYS to pay $[Amount] in full or vacate (for leases of one year or less).
PENNSYLVANIA COMPLIANCE NOTE
Pennsylvania requires 10 days for non-payment (short leases) or 30 days (long leases) under 68 Pa.C.S. 250.501. Not 7 days. Philadelphia has additional requirements.