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.
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.
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.
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).)
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.
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.
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).)
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.
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