Pennsylvania eviction laws

The landlord must serve a written Notice to Quit giving the tenant 10 days to move out, unless the written lease waives or shortens the notice. The tenant can stop the eviction by paying all rent owed plus costs any time before the eviction (writ of possession) is carried out.

• Many Pennsylvania leases say the tenant waives the notice to quit. That waiver is legal under § 250.501(e) if written in the lease. Double-check with the court: Philadelphia and federal/subsidized housing rules still require notice, and many magistrates expect some notice anyway.
• Philadelphia: before filing most residential evictions, including nonpayment, the landlord must enroll the tenant in the Eviction Diversion Program and participate for at least 30 days, and must have a valid rental license and Certificate of Rental Suitability.
• Paying all rent and costs before the writ of possession is executed ends a nonpayment eviction.

For breaking the lease (other than nonpayment), the landlord serves a Notice to Quit: 15 days if the lease is for one year or less or has no fixed term, 30 days if the lease is for more than one year. Pennsylvania law does not give a right to cure, though the lease may.

• The notice may be shorter or waived only if the written lease says so.
• Philadelphia: the Eviction Diversion Program and good-cause rules for leases under one year may apply.

To end a lease at the end of its term, the landlord serves a Notice to Quit: 15 days before the end of the term for leases of one year or less (or no fixed term), 30 days for leases of more than one year.

• Accepting rent for a period after the termination date may create a new tenancy.
• Philadelphia: good cause is required to end or not renew leases of less than one year. Double-check with the court: Philadelphia Bill 250330-AA expands good-cause protection to expiring leases more broadly effective November 1, 2026, subject to a pending legal challenge.

A month-to-month (or other indefinite) tenancy can be ended without cause with a 15-day Notice to Quit, except in Philadelphia where good cause is required for leases under one year.

• Double-check with the court: Some courts expect 30 days for a month-to-month tenancy that has lasted more than a year; 15 days is the statutory minimum for tenancies of indeterminate length.

If the tenant, or someone in the household, is convicted of (or the landlord shows) illegal sale, manufacture or distribution of drugs on the property, the landlord may serve a 10-day Notice to Quit. Other serious conduct follows the ordinary 15/30-day breach notice.

• Double-check with the court: § 250.505-A requires a conviction for a drug offense involving the premises for the special 10-day ground; without a conviction, use the ordinary breach notice.
• Philadelphia's Eviction Diversion requirement does not apply where there is an imminent threat of harm by the person being evicted.