Notify tenant of intent to evict in Pennsylvania: Pennsylvania Eviction Notice

Generally speaking, yes, if you wish to remove a tenant from your Pennsylvania rental property, you must always provide them with a Notice of Eviction first to start the process. 

Some of the most common situations in which you might need one include:

• The tenant is habitually late to pay their rent or they are behind on payments.
• The tenant has caused substantial damage.
• The tenant harasses or disturbs the quiet enjoyment of their neighbors.
• The tenant is using your property for an illegal business.
• The tenant gets a dog or cat and the rental contract forbids pets.
• The tenant sublets their unit in breach of the agreement.

Outside of these violations, a renter may also be evicted for reasons unrelated to anything they’ve done wrong – like when the property owner needs to move back in. 

Please note that the list above isn't exhaustive and that the acceptable reasons for evicting a tenant may be a little different from place to place. If you've got any concerns about Pennsylvania eviction laws, reach out to a attorney.

While you can choose to make a Pennsylvania Eviction Notice without support from a lawyer, many landlords find having a lawyer available for questions and consultations extremely helpful. The eviction process often involves strict requirements, deadlines, and documentation, and mistakes can lead to delays or even dismissal of your case. An attorney experienced in evictions can help you follow the correct procedures, prepare your notice, and handle more complex situations—especially if the tenant disputes the eviction.

Rocket Lawyer makes the process easier. You can create the appropriate eviction notices and use Rocket Copilot to review your documents, identify potential issues, and feel more confident before moving forward.

Laws change depending on where you (and your property) are. The notice periods in Pennsylvania, for example, might be different from the ones in other states – in fact, there might even be differences between counties and cities. All the ways the document may be served to the tenant also vary. 

This is all to say that the eviction process and restrictions can be complicated to navigate, particularly when keeping in mind state-specific requirements. As a result, it is strongly recommended that every property owner Consult an attorney when making a Notice of Eviction in Pennsylvania - or anywhere else - to any tenant.

Don’t worry – you don’t have to make it all on your own: you can use the document tools on Rocket Lawyer to make a Pennsylvania Eviction Notice for free. All you have to do is answer a few simple questions and we will put together a customized notice for you, piece by piece, and with all the details customized to your situation. This is often much less time-consuming than other solutions. 

That might change a little depending on the type of Eviction Notice you may need. However, some information must always be provided. Before getting started, you might want to gather the following critical details:

• The address and description of the property.
• The renter's contact information.
• How many past due rent payments should be made (if any) to bring the tenant into compliance with the lease or rental agreement.
• Which of the lease clauses have been violated (and a copy of the Lease Agreement, in this case).
• How much time the tenant has to resolve the situation.

In the event that the tenant isn't at fault, you may want to provide more context. Further customization is permitted as well. You'll need to confirm that all of the policies and terms mentioned in the Pennsylvania Eviction Notice are present in the fully executed rental contract.

The cost of evicting a tenant in Pennsylvania can vary depending on your situation. Common expenses may include court filing fees, service of notice costs, and, if needed, attorney fees. If the eviction becomes contested or goes to court, costs can increase. Because the process involves strict legal requirements and timelines, mistakes can lead to delays or additional expenses.

Rocket Lawyer can help you manage costs by making it easy to create the required eviction notices and stay on track. You can also use Rocket Copilot to ask questions or review your documents, or you can Consult an attorney about your specific situation.

The duration of the eviction process for Pennsylvania tenants will usually depend on the notice period required, as well as the lawsuit period if you proceed with one. 

Below, you'll find a basic explanation of Pennsylvania notice periods to get you started:

• Non-payment of rent: 10-day notice.
• Rental contract violations: 15-day notice for lease terms of one year or less; 30-day notice for leases of more than one year.
• No fault of the tenant(s): No notice is required by law.

If the tenant decides to leave before the notice period ends - which is common - the process actually becomes a lot shorter.

If that doesn’t happen, when your notice period is over, the actual eviction may take anywhere from 1 to 2 months. Please note that with certain kinds of housing, for instance where rent is subsidized, the mandated notice period is often even longer. 

After making a Pennsylvania Eviction Notice, the next step is to serve it in accordance with state and local law. This typically involves delivering the notice in person, by substituted service, or by posting and mailing it, depending on the situation and local laws.

Once the notice period has passed, you can move forward with filing an unlawful detainer (eviction) case in court if the tenant has not complied with the notice.

If a tenant does not pay rent after being given a notice, the landlord can choose to file an eviction lawsuit, also known as a Landlord-Tenant Action or Complaint.