Everything a landlord or tenant needs to know about Pennsylvania rental law: security deposit limits, notice periods, late fees, evictions, and required disclosures. Updated for 2026.
In Pennsylvania, the maximum security deposit a landlord can collect is 2 months' rent (first year), 1 month thereafter. After a tenant moves out, landlords have 30 days to return the deposit (minus any legitimate deductions for damage beyond normal wear and tear).
Interest on deposits: Required if deposit held in escrow account 2+ years (less 1% fee).
Best practice: Provide an itemized statement of any deductions alongside the returned deposit. Most states require this, and it's your best defense if a tenant disputes charges. Document the unit condition with dated photos at both move-in and move-out.
These notice periods are statutory minimums. A lease can require more notice than the statute, but it can never require less. If your lease is silent on an issue, the state statute controls.
Late fee limit: No statewide limit (Philadelphia has restrictions).
Grace period: None required statewide.
Late fees must be specified in the lease to be enforceable. A late fee that isn't written into the lease generally cannot be collected, even if the state allows it.
No statewide
A Pennsylvania landlord must give reasonable notice of notice before entering a rental unit, except in emergencies.
Permitted reasons for entry:
Pennsylvania landlords must disclose the following in the lease or at lease signing:
Missing a required disclosure can give tenants grounds to break the lease or withhold rent — even if the underlying condition is fine. This is low-effort compliance worth getting right.
A typical uncontested eviction in Pennsylvania takes 4-8 weeks typical (Philadelphia longer) from filing to lockout, assuming the tenant doesn't answer or fight the case.
Contested evictions take significantly longer, especially if the tenant raises habitability defenses or claims retaliation. Self-help evictions (changing locks, shutting off utilities, removing belongings) are illegal in every state, including Pennsylvania.
Plain-English deep dives on the most-asked Pennsylvania rental law questions, with statutes, deadlines, and FAQs.
Lease expiry alerts, payment tracking, Schedule E reports, and tenant portal. Free for independent landlords. No tenant-paid fees.
Start Free — No Credit Card