Landlord tools · Pennsylvania

Pennsylvania residential lease agreement.

Everything a Pennsylvania lease must get right in 2026 — deposit limits, late fees, notice periods, and required disclosures — plus a free builder that applies each rule for you and outputs a signable PDF.

2 monthsSecurity deposit cap

30 daysDeposit return deadline

ReasonableEntry notice required

15 daysTo end month-to-month

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Security deposits in Pennsylvania

Pennsylvania caps security deposits at 2 months of rent. 2 months' rent max in year one; 1 month from second year onward After the tenancy ends, the deposit must be returned within 30 days. Itemized list required; failure forfeits deposit and risks double damages Returning one now? Use the free Pennsylvania deposit return letter generator — it computes the deadline and itemizes deductions for you.

Late fees and grace periods

Pennsylvania sets no statutory dollar cap on late fees, but courts require them to be reasonable and they must appear in the written lease. No grace period is required by statute, though many leases include one. No statutory cap; must be reasonable and stated in the lease. No statutory grace period.

Landlord entry and notices

Pennsylvania has no fixed entry-notice statute — reasonable notice is the standard, and the lease should spell it out. No statute; lease governs, reasonable notice customary. Ending a month-to-month tenancy takes 15 days' written notice (15 days for leases of one year or less / month-to-month). No state statute; Philadelphia ordinance requires longer local notice. Planning an increase? The free Pennsylvania rent increase notice generator applies the notice period automatically.

Required disclosures in a Pennsylvania lease

Lead-based paint (federal). EPA/HUD pamphlet and known-hazard disclosure required (Required when: pre-1978 housing.)
Deposit escrow bank notice. Deposits over $100 must be escrowed; tenant told bank name, address, amount (Required when: deposit exceeds $100.)
Deposit interest (year 3+). From third year, deposit earns interest paid annually to tenant (Required when: tenancy 2+ years.)

Clauses you can’t put in a Pennsylvania lease

Confession-of-judgment clauses (unenforceable in residential leases)
Waiver of implied warranty of habitability

Utilities and pets

Utilities: Utility Service Tenants Rights Act protects tenants in master-metered buildings from shutoff; lease should state who pays. Pets: No statute on pet deposits/fees; they count toward deposit caps. Assistance animals exempt from pet charges.

Frequently asked questions

How much can a landlord charge for a security deposit in Pennsylvania?

Pennsylvania caps security deposits at 2 months of rent. 2 months' rent max in year one; 1 month from second year onward

How long does a Pennsylvania landlord have to return the deposit?

30 days after the tenancy ends. Itemized list required; failure forfeits deposit and risks double damages

Are late fees limited in Pennsylvania?

There's no statutory dollar cap, but fees must be reasonable and stated in the lease. No statutory cap; must be reasonable and stated in the lease. No statutory grace period

How much notice before a landlord can enter the unit in Pennsylvania?

Pennsylvania has no fixed statutory period — reasonable notice applies. No statute; lease governs, reasonable notice customary

Does Pennsylvania have rent control?

No statewide rent control. No state rent control; no PA locality currently imposes it

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Key statutes: 68 P.S. § 250.511a-512 · 68 P.S. § 250.501 · 68 P.S. § 399.1 et seq.. Last reviewed 2026-07. This guide summarizes state law for convenience and is not legal advice; cities and counties may add their own rules.