Notify tenant of intent to evict in Pennsylvania: Pennsylvania Eviction Notice
What we’ll cover
What is a Pennsylvania Eviction Notice or Notice to Quit?
If you own or manage residential property in Pennsylvania, you can create a Pennsylvania Eviction Notice to notify renters of impending legal action if they do not comply with the terms of the lease agreement or leave the property when lawfully asked to do so.
With Pennsylvania Eviction Notices, you can enforce your terms, while still giving your tenant(s) time to address the issue before a specific deadline. That said, in some instances, there won't be any resolution, and going to court is inevitable.
Our Eviction Notice for Pennsylvania can be used for residential property within the Keystone State. If rent control or local laws complicate your tenant eviction, you may want to consult a Rocket Legal Pro™.
When to use a Pennsylvania Eviction Notice:
- Your tenant has failed to pay the rent.
- Your tenant has violated a provision of the lease or rental agreement.
- Your tenant materially damaged the property.
- Your tenant is a nuisance or has caused trouble among other tenants.
- Your tenant has used the property for illegal activity.
- You wish to end a periodic tenancy (such as month-to-month).
- The lease has expired and the tenant has remained on the property.
Please note: you may never forcibly evict a tenant without going through the formal tenant eviction process.
Sample Pennsylvania Eviction Notice
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Complies with relevant laws
10 DAY NOTICE TO PAY RENT OR QUITNOTICE TO QUIT
, Pennsylvania
TO TENANT(S) AND ALL OTHERS IN POSSESSION OF THE PREMISES LOCATED AT:
, , Pennsylvania
PLEASE TAKE NOTICE that pursuant to the lease or rental agreement dated under which you hold the possession of the herein described premises there is now due, unpaid and delinquent rent in the total sum of , representing rent due for the period from to .
PLEASE TAKE FURTHER NOTICE that within TEN (10) days after service of this notice, you are hereby required to pay the above-listed amount in full OR quit the subject premises, move out, and deliver up possession of the same to . Failure to pay the rent in full OR vacate the premises WITHIN TEN (10) days as required by Pennsylvania law will result in eviction proceedings being initiated against you in court. You must pay the above-listed amount in full OR quit the subject premises by 11:59 PM on .
PLEASE TAKE NOTICE that you have violated the following term(s) in your lease and/or rental agreement dated : .
PLEASE TAKE FURTHER NOTICE that within FIFTEEN (15) THIRTY (30) days after service of this notice, you are hereby required to perform the aforesaid covenant(s) OR quit the subject premises, move out, and deliver up possession of the same to . Failure to perform aforesaid covenant(s) OR vacate the premises WITHIN FIFTEEN (15) THIRTY (30) days as required by Pennsylvania law will result in eviction proceedings being initiated against you in court. You must perform the aforesaid covenants OR quit the subject premises by 11:59 PM on .
PLEASE TAKE NOTICE that the lease and/or rental agreement under which you hold the possession of the herein described premises has expired as of .
PLEASE TAKE FURTHER NOTICE that within FIFTEEN (15) THIRTY (30) days after service of this notice, you are required to quit and deliver up possession of the premises to . Failure to do so will result in eviction proceedings being initiated against you in court. You must quit and deliver up possession of the premises by 11:59 PM on .
THIS IS INTENDED AS A TEN (10) DAY LEGAL NOTICE FOR THE PURPOSE OF DEMANDING RENT BE PAID IN FULL. THIS NOTICE IS IN ACCORDANCE WITH § 250.501 OF THE PENNSYLVANIA LANDLORD AND TENANT ACT OF 1951.
THIS IS INTENDED AS A FIFTEEN (15) DAY LEGAL NOTICE FOR THE PURPOSE OF TERMINATING YOUR TENANCY. THIS NOTICE IS IN ACCORDANCE WITH § 250.501 OF THE PENNSYLVANIA LANDLORD AND TENANT ACT OF 1951.
THIS IS INTENDED AS A THIRTY (30) DAY LEGAL NOTICE FOR THE PURPOSE OF TERMINATING YOUR TENANCY. THIS NOTICE IS IN ACCORDANCE WITH § 250.501 OF THE PENNSYLVANIA LANDLORD AND TENANT ACT OF 1951.
| Dated: |
| By: | ______________________________ |
| , |
Pennsylvania Eviction Notice Checklist
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___Sign this document. This document needs to be signed by:
___Everyone gets a copy. Each tenant named in the document should receive an individual copy of the signed notice.
___Serve the document. Deliver the notice. The notice may be served personally on the tenant(s), or by leaving the notice on the property, or by posting the notice in plain view on the property. These measures are required in order to ensure that the tenant receives the notice.
Important Details
You may never forcibly evict a tenant without going through the formal tenant eviction process.
If the tenant(s) remain in possession of the property after the notice has expired, you can then proceed with a formal eviction case in local court. However, the eviction process is a large expense and you should try to work it out with the tenant(s) whenever possible.
If you end up having to file a formal eviction case, make sure you file your eviction case in the right court. Pennsylvania is broken up into different districts, and you must file in the correct district. You can usually figure out where to file by doing some research on your state's website.
About Eviction Notices in Pennsylvania
Learn about how to notify tenant of intent to evict in Pennsylvania
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Different types and reasons for evictions in Pennsylvania
REASON FOR EVICTION
TYPE OF NOTICE
NUMBER OF DAYS FOR NOTICE
LAWS
Nonpayment of rent
“Pennsylvania 10-Day Notice to Pay Rent or Vacate”
10 days’ notice
68 Pennsylvania Statutes § 250.501
Violation of lease or rental agreement of less than one year (winter service of notice)
“Pennsylvania Notice to Vacate”
30 days’ notice
68 Pennsylvania Statutes § 250.501
Violation of lease or rental agreement of less than one year (not winter service of notice)
“Pennsylvania Notice to Vacate”
15 days’ notice
68 Pennsylvania Statutes § 250.501
Violation of lease or rental agreement of greater than one year
“Pennsylvania Notice to Vacate”
30 days’ notice
68 Pennsylvania Statutes § 250.501
Lease holdover of lease less than one year (winter service of notice)
“Pennsylvania Notice to Vacate”
30 days’ notice
68 Pennsylvania Statutes § 250.501
Lease holdover of lease less than one year (not winter service of notice)
“Pennsylvania Notice to Vacate”
15 days’ notice
68 Pennsylvania Statutes § 250.501
Lease holdover of lease greater than one year
“Pennsylvania Notice to Vacate”
30 days’ notice
68 Pennsylvania Statutes § 250.501
Regardless of the type of notice you need, we can help you build it. Get started now!
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Requirements, liabilities, and tenant protection for evictions in Pennsylvania
EVICTION NOTICE REQUIREMENTS IN THE CASE OF: NONPAYMENT OF RENT
A landlord may give a tenant 10 days' notice to move out if the tenant hasn't paid the rent after being asked to do so. (68 P.S. § 250.501(b))
EVICTION NOTICE REQUIREMENTS IN THE CASE OF: NONCOMPLIANCE
A landlord may give a tenant notice to move out for breaching the lease terms. If the lease is for a year or less, or an unspecified time, the tenant has 15 days to move out. If the lease is for more than a year, the tenant has 30 days to move out. (68 P.S. § 250.501)
NOTICE REQUIREMENTS AND LANDLORD LIABILITY REGARDING PERSONAL PROPERTY
When a tenant is evicted and leaves belongings behind, they have 10 days to tell the landlord they want to retrieve them. If the tenant contacts the landlord, the landlord must store the belongings for 30 days. If the tenant doesn't contact the landlord within 10 days, the landlord may dispose of the belongings. (68 P.S. § 250.505a)
TENANT PROTECTION REGARDING FORECLOSURES
No statute.
MORE RELEVANT LAWS
35 P.S. §§ 780-151 through 780-179; 68 P.S. §§ 250.501 through 250.514.
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How to write a Pennsylvania Eviction Notice
Below is a list of details you may need when preparing a Pennsylvania Eviction Notice. Not all items will apply to every situation. Any documents related to the rental agreement, lease violation, including any late rent notices or proof of lease violation, will also be helpful.
1. Start with the rental addresses
Addresses of the rental property and landlord or property management company.
2. List all tenant names
Every tenant listed on the Lease Agreement, pays rent, or lives there must be included in the notice.
3. Include the status and date of the Lease Agreement
Whether the lease is still active or not, or if there is a lease at all.
4. Detail the reason that the notice is being served
Landlords should always refer to state laws regarding evictions to make sure they have a legally valid reason to evict a tenant. The reason for the eviction will determine the type of notice being delivered.
Review each provision in the lease or rental agreement. If you are evicting tenants for unpaid rent, determine the amount of unpaid rent, if any. If you are evicting tenants for lease violations, determine violations of the lease or rental agreement, if any. Including documentation and the original lease agreement is also a good idea.
Remember, you will need to confirm that any policies and terms referred to in the Eviction Notice are actually present in the fully executed rental contract or lease agreement.
5. Provide the number of days for the notice period
The Eviction Notice should clearly spell out how much time the tenant has to resolve the situation before further legal action is taken. Rocket Lawyer can help you determine how much notice is required for your state and situation and build the right type of Eviction Notice.
6. Attach the proof of service
When using a proof of service to document the delivery of an Eviction Notice, the serving party should sign the document at the time of delivery. In Pennsylvania, this is often called an Affidavit of Service.
Luckily, you don't need to start from scratch when making a Pennsylvania Eviction Notice with Rocket Lawyer. Just answer a few simple questions and we’ll build the right eviction notice for the situation, as well as help with next steps on how to serve your Eviction Notice.
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The eviction process in Pennsylvania: what happens after making an Eviction Notice?
Now that you have made your Pennsylvania Eviction Notice with Rocket Lawyer, you might be wondering: what now?
The next step is to serve it. You must sign the notice before serving it on the tenant(s) – and there are a few methods for serving the notice:
- Work with a professional process server.
- Deliver it personally.
Please remember that "self-help" or "DIY" evictions are illegal in Pennsylvania. Landlords shouldn't throw out belongings, shut off utilities, change the locks, or in any way attempt to intimidate tenants in an effort to force them to move. Taking the appropriate lawful actions before and throughout the eviction process is critical to removing tenants successfully under a court order.
What happens after the notice period?
If a tenant does not pay rent or move out after the notice period, the landlord can choose to file an eviction lawsuit, also known as a Landlord-Tenant Action or Complaint.
What are some essentials throughout the eviction process?
As you prepare to file for an eviction, it is always a good idea to work with a lawyer. An attorney with experience in evictions can answer your questions and help make sure you follow local laws and processes. Also, outside of reviewing your Eviction Notice document, your lawyer can help you prepare and argue your case once it goes in front of a judge.
In order to assemble all of your records for your lawyer, you may want to fill out an Eviction Process Worksheet. This document provides basic information about your tenant and their violation(s) of your rental agreement. You can also attach documentation, including a copy of the lease, photographs of the damage, repair estimates, written statements of witnesses, police reports, and other records to support your case.
If you need to move forward with legal action after delivering the Eviction Notice, you will need to file your lawsuit properly with the local courts. The Pennsylvania website can tell you which documents you will need to file and what the fees might be – or you can ask a lawyer to get started and find an attorney in your state. A local lawyer with experience in evictions can help you navigate the process efficiently.
Pennsylvania Eviction Notice FAQs
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Do I need an Eviction Notice in Pennsylvania?
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 Rocket Legal Pro™.
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Do I need a lawyer if I am evicting someone in Pennsylvania?
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.
A Rocket Legal Pro™ with experience in landlord-tenant matters can help you with evictions, or any other issues that may arise. A Rocket Legal+ membership provides significant discounts on Pro Services, including attorney consultations, and unlimited customizable and e-signable rental documents, at an incredibly low price.
As a property owner or manager, you can be confident that Rocket Lawyer is by your side.
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How do Pennsylvania eviction laws affect me as a rental property owner?
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 connect with a lawyer when making a Notice of Eviction in Pennsylvania - or anywhere else - to any tenant.
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How do I create a Pennsylvania Eviction Notice template for free?
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.
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How is a Pennsylvania Notice to Vacate structured?
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.
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How much might it normally cost to evict a tenant in Pennsylvania?
The cost of an eviction varies widely depending on your location and the specifics of the situation. Some things to consider are the cost of filing court documents, legal fees, the value of unrecovered payments, storage or cleaning fees, as well as the money and time spent finding a replacement tenant.
A Rocket Legal+ membership provides savings for some of these expenses, including unlimited customizable and e-signable rental documents, significant discounts on Pro Services, and ongoing support for your rental property business.
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How long does it take to complete the Pennsylvania eviction process from beginning to end?
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.
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What are my next steps after I have made an Eviction Notice/Notice to Quit in Pennsylvania?
After making a Pennsylvania Eviction Notice, the next step is to serve it. You may read more about the eviction process in Pennsylvania and everything that follows here.
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What happens after the given notice period is over in Pennsylvania?
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.
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