Pennsylvania Residential Lease

Easily create a residential fixed-term lease or a month-to-month rental agreement that is tailored to Pennsylvania law.  This form lets you specify who can live on the property, the amount of rent, and how it's to be paid; set the security deposit and explain how it will be used and returned; explain your rights to enter the rental and the tenant's and landlord's upkeep responsibilities.

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lease

Residential Lease

month-to-month

Residential Month-to-Month Rental Agreement

Identification of Landlord and Tenant

This Agreement is between  ("Tenant") and  ("Landlord"). Each Tenant is jointly and severally liable for the payment of rent and performance of all other terms of this Agreement.

Identification of Premises and Occupants

Subject to the terms and conditions set forth in this Agreement, Landlord rents to Tenant, for residential purposes only, the premises located at , Pennsylvania ("Premises"). The Premises will be occupied by the Tenant and the following minor children: 

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Spaces or items are excluded Rental of the Premises excludes: .
 

  Term of the Tenancy

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lease

The term of the rental will begin on , and will expire on 

month-to-month

The rental will begin on  and continue on a month-to-month basis. Landlord may terminate the tenancy or modify the terms of this Agreement by giving Tenant 30 days' written notice. Tenant may terminate the tenancy by giving Landlord 30 days' written notice.

Amount and Schedule for the Payment of Rent

Tenant will pay to Landlord a monthly rent of $, payable in advance on the  day of each month, except when that day falls on a weekend or legal holiday, in which case rent is due on the next business day. Rent will be paid to .

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Rent by mail or in person accepted Rent will be paid at , or at such other place as Landlord will designate from time to time.
 

Landlord will accept rent in the form of:

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cash cash
personal check personal check
certified funds or money order certified funds or money order
credit or debit card credit or debit card
electronic funds transfer

electronic funds transfer:

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Rent personally accepted Rent is accepted during the following days and hours: .
 
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prorate partial first month's rent

On signing this Agreement, Tenant will pay to Landlord for the period of  through  the sum of $ as rent, payable in advance of the start of the tenancy. 

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require first full month's rent

Upon move-in, Tenant will owe as rent the prorated rent specified above, plus one full month's rent, for a total of $.

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late fee

Late Charges

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no grace period If Tenant fails to pay the rent in full before the end of the day it is due, Tenant will pay Landlord a late charge as follows: . Landlord does not waive the right to insist on payment of the rent in full on the date it is due.
grace period
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second If Tenant fails to pay the rent in full before the end of the second day after rent is due and unpaid, Tenant will pay Landlord a late charge as follows: . Landlord does not waive the right to insist on payment of the rent in full on the date it is due.
third If Tenant fails to pay the rent in full before the end of the third day after rent is due and unpaid, Tenant will pay Landlord a late charge as follows: . Landlord does not waive the right to insist on payment of the rent in full on the date it is due.
fourth If Tenant fails to pay the rent in full before the end of the fourth day after rent is due and unpaid, Tenant will pay Landlord a late charge as follows: . Landlord does not waive the right to insist on payment of the rent in full on the date it is due.
fifth If Tenant fails to pay the rent in full before the end of the fifth day after rent is due and unpaid, Tenant will pay Landlord a late charge as follows: . Landlord does not waive the right to insist on payment of the rent in full on the date it is due.
sixth If Tenant fails to pay the rent in full before the end of the sixth day after rent is due and unpaid, Tenant will pay Landlord a late charge as follows: . Landlord does not waive the right to insist on payment of the rent in full on the date it is due.

Returned Check and Other Bank Charges

If any check offered by Tenant to Landlord in payment of rent or any other amount due under this Agreement is returned for lack of sufficient funds, a "stop payment," or any other reason, Tenant will pay Landlord a returned check charge of , due within two weeks of Landlord's written demand.

Security Deposit

a. Amount. On signing this Agreement, Tenant will pay to Landlord the sum of   as a security deposit. Tenant may not, without Landlord's prior written consent, apply this security deposit to the last month's rent or to any other sum due under this Agreement. Within 30 days after Tenant has vacated the Premises, returned keys, and provided Landlord with a forwarding address, Landlord will return the deposit in full or give Tenant an itemized written statement of the reasons for, and the dollar amount of, any of the security deposit retained by Landlord, along with a check for any deposit balance. 

b. Account details. The security deposit will be held in an account at .

c. Interest. If Tenant occupies the rental unit for more than two years, the deposit will earn interest, starting in the 25th month of occupancy, paid annually on the anniversary of the move-in date specified in Clause 4. The rate of interest will be that given by the banking institution where the deposit is held, minus 1%. 

Utilities 

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Tenant pays all utilities Tenant is responsible for paying all utilities.
Tenant pays all utilities except specified Tenant is responsible for paying all utilities except the following: .

Prohibition of Assignment and Subletting 

Tenant may not sublet any part of the Premises or assign this Agreement without the prior written consent of Landlord. Violating this clause is grounds for terminating the tenancy.

Tenant's Maintenance Responsibilities 

Tenant agrees to: (1) keep the Premises clean and sanitary and in good repair and, upon termination of the tenancy, to return the premises to Landlord in a condition identical to that which existed when Tenant took occupancy, except for ordinary wear and tear; (2) immediately notify Landlord of any defects or dangerous conditions in and about the premises of which they become aware; and (3) reimburse Landlord, on demand by Landlord, for the cost of any repairs to the Premises, including Landlord's personal property therein, damaged by Tenant or Tenant's guests or invitees through misuse or neglect.

Tenant has examined the Premises, including appliances, fixtures, carpets, drapes, and paint, and has found them to be in good, safe, and clean condition and repair.

Possession of the Premises 

If, after signing this Agreement, Tenant fails to take possession of the premises, Tenant will still be responsible for paying rent and complying with all other terms of this Agreement. In the event Landlord is unable to deliver possession of the premises to Tenant for any reason not within Landlord's control, including but not limited to failure of prior occupants to vacate or partial or complete destruction of the premises, Tenant will have the right to terminate this Agreement. In such event, Landlord's liability to Tenant will be limited to the return of all sums previously paid by Tenant to Landlord.

Pets 

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No pets No animal may be kept on the Premises without Landlord's prior written consent, except animals needed by tenants who have a disability, as that term is understood by law.
Specified types of pets allowed No animal may be kept on the Premises without Landlord's prior written consent, except animals needed by tenants who have a disability, as that term is understood by law, except for the following: , under the following conditions: .

Landlord's Access for Inspection and Emergency

Landlord or Landlord's agents may enter the Premises in the event of an emergency, to make repairs or improvements, or to show the Premises to prospective buyers or tenants. Landlord may also enter the Premises to conduct an annual inspection to check for safety or maintenance problems. Except in cases of emergency, Tenant's abandonment of the Premises, court order, or where it is impractical to do so, Landlord will give Tenant  hours' notice before entering. 

Extended Absences by Tenant

Tenant agrees to notify Landlord in the event that Tenant will be away from the Premises for  consecutive days or more. During such absence, Landlord may enter the Premises at times reasonably necessary to maintain the property and inspect for damage and needed repairs.

Prohibitions Against Violating Laws and Causing Disturbances

Tenant will be entitled to quiet enjoyment of the Premises. Tenant and Tenant's guests or invitees will not use the premises or adjacent areas in such a way as to: (1) violate any law or ordinance, including laws prohibiting the use, possession, or sale of illegal drugs; (2) commit waste or cause or tolerate a nuisance; or (3) annoy, disturb, inconvenience, or interfere with the quiet enjoyment and peace and quiet of any other tenant or nearby resident.

Repairs and Alterations

a. Alterations generally.  Except as provided by law, or as authorized by the prior written consent of Landlord, Tenant will not make any repairs or alterations to the Premises, including putting nails in the wall or painting the rental unit.

b.  Security devices. Except as provided by law, Tenant will not, without Landlord's prior written consent, alter, rekey, or install any locks to the Premises or install or alter any burglar alarm system. Tenant will provide Landlord with a key or keys capable of unlocking all such rekeyed or new locks as well as instructions on how to disarm any burglar alarm system that has been permitted or altered with consent. 

Damage to the Premises

In the event the Premises are partially or totally damaged or destroyed by fire or other cause, the following will apply:

a.   Premises totally damaged and destroyed. Landlord will have the option to: (1) repair such damage and restore the premises, with this Agreement continuing in full force and effect, except that Tenant's rent will be abated while repairs are being made; or (2) give written notice to Tenant terminating this Agreement at any time within thirty (30) days after such damage, and specifying the termination date; in the event that Landlord gives such notice, this Agreement will expire and all of Tenant's rights pursuant to this Agreement will cease.

b. Premises partially damaged by fire or other cause. Landlord will attempt to repair such damage and restore the premises within thirty (30) days after such damage. If only part of the premises cannot be used, Tenant must pay rent only for the usable part, to be determined by Landlord. If Landlord is unable to complete repairs within thirty (30) days, this Agreement will expire and all of Tenant's rights pursuant to this Agreement will terminate at the option of either party. Whether the Premises are totally or partially destroyed will be decided by Landlord, in the exercise of its sole discretion.

c. Tenant-caused damage. In the event that Tenant, or Tenant's guests or invitees, in any way caused or contributed to the damage of the Premises, Landlord will have the right to terminate this Agreement at any time, and Tenant will be responsible for all losses, including, but not limited to, damage and repair costs as well as loss of rental income.

d. Tenant's property. This Agreement does not require Landlord to repair or replace any property brought onto the premises by Tenant.

Renters' Insurance

Tenant acknowledges that Landlord's property insurance policy will not cover damage to or loss of Tenant's personal property. Tenant will obtain a renters' insurance policy that will:

  • reinmburse Landlord for cost of fire or water damage and vandalism to the premises;
  • indemnify Landlord against liability to third parties for any negligence on the part of Tenant, Tenant's guests, or invitees; and
  • cover damage to Tenant's personal possessions to a minimum of $100,000. 

Tenant will provide Landlord with proof of such policy by giving Landlord a certificate of insurance issued by the insurance company within fifteen (15) days of . The policy will include Landlord as an "additional insured." Tenant will provide Landlord with a certificate of insurance upon every renewal. Tenant will not allow such policy to expire during the rental term. Failure to obtain and maintain a renters' insurance policy will be treated as a material breach of this Agreement.

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attorney fees

Attorney Fees and Court Costs

In any litigation concerning the meaning or implementation of this Agreement, the prevailing party will be entitled to attorney fees and court costs from the losing party.

 Authority to Receive Legal Papers 

The following person or persons are authorized to accept service of process and receive other notices and demands:

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Manager The manager, , at ; phone: ; email: .
Landlord The Landlord, , at ; phone: ; email: .
Other  at ; phone: ; email: .

Lead-Based Paint and/or Lead Based Paint Hazards

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Post-1978 construction The premises are exempt from federal lead-based paint and paint hazards disclosure requirements.
Pre-1978 construction
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property is not exempt Tenant has received the Disclosure of Information on Lead-Based Paint and/or Lead-Based Paint Hazards, and the booklet, Protect Your Family From Lead in Your Home.
property is exempt The premises are exempt from federal lead-based paint and paint hazards disclosure requirements.

Grounds for Termination of Tenancy

The failure of Tenant or Tenant's guests or invitees to comply with any term of this Agreement, or the misrepresentation of any material fact on Tenant's Rental Application, are grounds for termination of the tenancy, with appropriate notice to Tenant and procedures as required by law. Possession, use, or manufacture of a controlled substance on the premises, as detailed in 68 Penn. Stat. Section 250-505-A, will also be grounds for termination.

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Tenant will receive written rules and regulations 

Rules and Regulations

Tenant acknowledges receipt of, and has read a copy of, Landlord's rules and regulations, which are attached to and incorporated into this agreement by reference. Tenant understands that serious or repeated violations of the rules may be grounds for termination.
 
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The lease includes additional provisions

Additional Provisions

Additional provisions are as follows:

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Landlord will accept a cosigner

Cosigner Agreement

Cosigner agrees to be jointly and severally liable with Tenant for Tenant's obligations arising out of this lease, including but not limited to unpaid rent, property damage, and cleaning and repair costs. Cosigner further agrees that Landlord will have no obligation to give notice to Cosigner should Tenant fail to abide by the terms of the lease or rental agreement. Landlord may demand that Cosigner perform Tenant's obligations under this Agreement without first using Tenant's security deposit.


Keep Together

Entire Agreement, Modifications in Writing

This document constitutes the entire Agreement between the parties, and no promises or representations, other than those contained here and those implied by law, have been made by Landlord or Tenant. Any modifications to this Agreement must be in writing signed by Landlord and Tenant. 

Signature: ____________________________________________         Date: _______________


 
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one

Tenant Signature: _________________________________________         Date: ___________
Current address: _______________________________________________________________
Email: _____________________________________________    Phone: (_____)___________    

two

Tenant Signature: _________________________________________         Date: ___________
Current address: _______________________________________________________________
Email: _____________________________________________    Phone: (_____)___________

Tenant Signature: _________________________________________         Date: ___________
Current address: _______________________________________________________________
Email: _____________________________________________    Phone: (_____)___________

three

Tenant Signature: _________________________________________         Date: ___________
Current address: ______________________________________________________________
Email: _____________________________________________    Phone: (_____)___________

Tenant Signature: _________________________________________         Date: ___________
Current address: ______________________________________________________________
Email: _____________________________________________    Phone: (_____)___________

Tenant Signature: _________________________________________         Date: ___________
Current address: ______________________________________________________________
Email: _____________________________________________    Phone: (_____)___________
four

Tenant Signature: _________________________________________         Date: ___________
Current address: ______________________________________________________________
Email: _____________________________________________    Phone: (_____)___________

Tenant Signature: _________________________________________         Date: ___________
Current address: ______________________________________________________________
Email: _____________________________________________    Phone: (_____)___________

Tenant Signature: _________________________________________         Date: ___________
Current address: ______________________________________________________________
Email: _____________________________________________    Phone: (_____)___________

Tenant Signature: _________________________________________         Date: ___________
Current address: ______________________________________________________________
Email: _____________________________________________    Phone: (_____)___________

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Landlord will accept a cosigner
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one Cosigner's printed name: ____________________________________        

Signature: ____________________________________________         Date: ____________
Current address: ___________________________________________________________
Email: __________________________________________    Phone: (_____)___________

two

Cosigner's printed name: ____________________________________        

Signature: ____________________________________________         Date: ____________
Current address: ___________________________________________________________
Email: __________________________________________    Phone: (_____)___________

Cosigner's printed name: ____________________________________       

Signature: ____________________________________________         Date: ____________
Current address: ___________________________________________________________
Email: __________________________________________    Phone: (_____)___________

 

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