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Pennsylvania Lease Agreement
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Pennsylvania at a glance: Security Deposit Limit: 2 months' rent (year 1); 1 month's rent (year 2+) · Deposit Return Deadline: 30 days after tenancy ends · Notice to Terminate Month-to-Month: 15 days before end of rental period
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Overview
Lease Agreements in Pennsylvania
Pennsylvania landlord-tenant law is governed by the Landlord and Tenant Act of 1951 (68 P.S. §§ 250.101–399.18). Pennsylvania law is generally balanced, with protections for both landlords and tenants without the extensive tenant-protection overlay found in states like California or New York.
Pennsylvania has no statewide rent control. Security deposit limits in Pennsylvania are tiered: landlords may charge up to two months' rent for the first year and one month's rent thereafter.
Pennsylvania requires landlords to provide written receipts for security deposits and to hold them in separate accounts. Deposits must be returned within 30 days of the tenancy ending.
Key Facts
Pennsylvania Lease Agreement — Quick Reference
| Requirement | Pennsylvania Rule |
|---|---|
| Security Deposit Limit | 2 months' rent (year 1); 1 month's rent (year 2+) |
| Deposit Return Deadline | 30 days after tenancy ends |
| Notice to Terminate Month-to-Month | 15 days before end of rental period |
| Rent Control | None statewide |
| Eviction Notice (Non-Payment) | 10 days |
| Landlord Entry Notice | No statutory minimum (reasonable notice recommended) |
| Governing Law | 68 P.S. §§ 250.101–399.18 |
Legal Requirements
Pennsylvania Legal Requirements
- Landlords must provide a written receipt for security deposits over $100.
- Security deposits must be held in an escrow account for leases of 2+ years.
- Landlords must return the deposit within 30 days with an itemized deduction list.
- Lead paint disclosure required for pre-1978 properties.
- Landlords must maintain the property to local housing code standards.
Governing Laws
Pennsylvania Governing Laws
68 P.S. § 250.511a
Security Deposit Limits and Escrow Requirements
Limits security deposits to two months' rent in year one and one month's rent in subsequent years. Requires deposits to be held in federally insured escrow accounts for leases exceeding two years.
68 P.S. § 250.512
Return of Security Deposit
Requires landlords to return security deposits within 30 days of termination of tenancy along with a written list of deductions. Failure entitles the tenant to double the wrongfully withheld amount.
Read the full text of these laws at Cornell Law School's Pennsylvania legal resources or your state legislature's official website.
Questions & Answers
Pennsylvania Lease Agreement — Frequently Asked Questions
What is the security deposit limit in Pennsylvania?
Pennsylvania limits security deposits to two months' rent during the first year of the tenancy. After the first year, the landlord must reduce any excess to one month's rent at the start of the second year.
How long does a Pennsylvania landlord have to return a security deposit?
Pennsylvania landlords must return the security deposit (with an itemized list of deductions) within 30 days of the end of the tenancy. Failure to comply entitles the tenant to recover double the wrongfully withheld amount.
What is the eviction process in Pennsylvania?
For non-payment, landlords must give a 10-day notice. For lease violations, a 15-day notice is typical. If the tenant doesn't comply, the landlord files a complaint with the local Magisterial District Judge. Pennsylvania has a relatively quick eviction timeline compared to many states.
Does Pennsylvania have rent control?
No. Pennsylvania does not have statewide rent control, and landlords can increase rent by any amount with proper notice. Philadelphia passed a rent control ordinance in 2019, but it was struck down by courts. As of 2025, there is no active rent control in Pennsylvania.
What repairs must a Pennsylvania landlord make?
Pennsylvania landlords must maintain the premises in a safe and habitable condition and in compliance with local housing codes. Tenants must notify the landlord of needed repairs in writing. If the landlord fails to repair within a reasonable time, tenants may have repair-and-deduct or rent escrow remedies under local law.