The Eviction Process in Pennsylvania: Rules for Landlords and Property Managers

In Pennsylvania, a landlord can evict a tenant for a variety of different reasons, but this must be done by winning an eviction lawsuit through the court system. Before the landlord can begin the eviction lawsuit, though, the landlord must terminate the tenancy and provide the tenant the opportunity to move. The landlord gives the tenant this opportunity by providing the tenant with notice. Different types of notices and procedures will be needed for different situations. If the tenant doesn't comply with the notice and move out of the rental unit, then the landlord can begin an eviction lawsuit against the tenant.

This article explains the rules and procedures landlords must follow when evicting a tenant in Pennsylvania.

Notice for Termination With Cause

To terminate a tenancy early (in other words, to make a tenant move out of the rental unit before the lease or rental agreement term has ended), a landlord must have a legal reason, or cause. There are a number of different legal reasons a landlord would want to have a tenant move out early. Not paying the rent or violating the lease or rental agreement are two of the most common reasons. A landlord can also terminate a tenancy early if the tenant has used, possessed, or sold drugs.

• 10-Day Notice to Quit: If a tenant doesn't pay rent when it's due, the landlord can give the tenant a 10-day notice to quit. This notice informs the tenant that because the tenant failed to pay rent, the tenant must move out of the rental unit within 10 days. The landlord isn't required to give the tenant any extra time to pay the rent. If the tenant doesn't move out within 10 days, the landlord can terminate the tenancy and file an eviction lawsuit. (68 Pa. Cons. Stat. § 250.501(b) (2025).)
• 15-Day Notice to Quit: A tenant can also be evicted for violating terms of the lease or rental agreement. If the tenant has a lease or rental agreement that is for 1 year or less, the landlord must give the tenant a 15-day notice to quit. This notice informs the tenant that they have 15 days to move out of the rental unit because of the lease violation. If the tenant doesn't move out within 15 days, the landlord can file an eviction lawsuit. (68 Pa. Cons. Stat. § 250.501(b) (2025).)
• 30-Day Notice to Quit: If the tenant has a lease or rental agreement for over one year and violates any terms of the lease or rental agreement, the landlord can give the tenant a 30-day notice to quit. This notice informs the tenant that the tenant has 30 days to move out of the rental unit. If they don't move out within 30 days, the landlord can file an eviction lawsuit against the tenant. (68 Pa. Cons. Stat. § 250.501(b) (2025).)
• 10-Day Notice to Quit (Because of Illegal Drugs): A landlord can also terminate a tenancy (of any length) early and evict a tenant if the tenant has been convicted of selling, manufacturing, distributing, or using illegal drugs at the rental unit, or if law enforcement has seized illegal drugs within the premises of the rental unit. In this case, the landlord must give the tenant a 10-day notice to quit. This notice informs the tenant that the tenant has 10 days to move out of the rental unit or the landlord will begin eviction proceedings against the tenant. (68 Pa. Cons. Stat. §§ 250.501(d) and 250.505-A (2025).)

Notice for Termination Without Cause

If a landlord doesn't have a legal reason to terminate a tenancy, then the landlord will need to wait until the end of the lease term before asking the tenant to move. In some cases, such as when the lease requires it, the landlord might still need to give the tenant written notice.

Month-to-Month Rental Agreement

In order to end a month-to-month rental agreement, the landlord must give the tenant a 15-day notice to quit. (68 Pa. Cons. Stat. § 250.501(b) (2025).)

Fixed-Term Lease

If a tenant has a fixed-term tenancy (such as for one year or six months) and the landlord wants the tenant to move but doesn't have cause, the landlord must wait until the term has ended. The landlord only needs to give the tenant notice to move at the end of the term if the lease or rental agreement specifically requires it. Otherwise, the landlord can expect the tenant to move by the end of the lease period, unless the tenant has indicated to the landlord that the tenant would like to stay.

Tenant Eviction Defenses

Even though a landlord might think there is a legal reason to evict a tenant, the tenant can still choose to fight the eviction. The tenant might have a valid defense, such as the landlord failing to maintain the rental unit or illegally discriminating against the tenant.

Removal of the Tenant and Abandoned Property

The only way a landlord can remove a tenant from a rental unit is by winning an eviction lawsuit in court. Even if the landlord wins the lawsuit, only a sheriff or constable is authorized to actually remove the tenant from the unit. The landlord can never force the tenant to leave.

After a tenant has moved out of the rental unit, the landlord might find personal property left behind. Before disposing of the property, the landlord is required to notify the tenant of the personal property and give the tenant 10 days from the date of the postmark to claim it. The tenant can request that the landlord hold the property for up to 30 days. If the tenant doesn't pick up the property by the end of the 30 days, the landlord can dispose of it. If the tenant doesn't respond to the landlord's first notification of the abandoned personal property within 10 days, the landlord can dispose of the property. (68 Pa. Cons. Stat. § 250.505a (2025).)

Rationale for the Rules

Landlords must carefully follow all the rules and procedures required by Pennsylvania law when evicting a tenant. Otherwise, the eviction might not be valid. Although these rules and procedures can seem burdensome to the landlord, they are there for a reason. Evictions often occur very quickly, with the end result being that the tenant has lost their home. The rules help ensure the eviction is justified and that the tenant has enough time to find a new place to live.

For information about tenants' rights in Pennsylvania evictions, visit Know Your Rights as a Renter in PA.