Pennsylvania eviction depends on whether the lease waives notice (most do). Philadelphia adds Good Cause Eviction and Right to Counsel programs.
Pennsylvania's eviction process is governed by the Landlord and Tenant Act of 1951 (68 P.S. 250.101 et seq.). Cases are filed in magisterial district court at the county level. Pennsylvania is moderately balanced with reasonable procedures. Philadelphia has unique additional requirements through the Philadelphia Code. Uncontested cases typically conclude within four to seven weeks of filing.
Eviction cases are filed in the magisterial district court covering the property's location. Pennsylvania has 67 counties with multiple magisterial district courts in larger counties. Philadelphia has its own Municipal Court that handles landlord-tenant matters.
For non-payment of rent, Pennsylvania requires a 10-day written notice to pay or quit (68 P.S. 250.501) for residential tenants who haven't waived notice in their lease. Many residential leases waive notice — in those cases, no pre-filing notice is required. Read your lease carefully before serving notice.
For lease violations or breach of lease, Pennsylvania requires a 15-day notice for tenancies of one year or less, or a 30-day notice for tenancies over one year. Notice must specify the violation.
For month-to-month tenancies without cause, Pennsylvania requires 15 days notice for tenancies under one year, or 30 days for longer tenancies (68 P.S. 250.501). Deliver notices by personal service, posting on the property, or certified mail.
After the notice period expires (or immediately if notice was waived in the lease), file a landlord-tenant complaint in the appropriate magisterial district court. Filing fees in Pennsylvania are typically $90 to $180 depending on the court. Service is performed by the constable.
The hearing is typically scheduled within 7 to 15 days of filing. The tenant must appear at the hearing — failure to appear can result in default judgment.
Pennsylvania magisterial district court hearings in landlord-tenant cases are conducted efficiently. Bring your lease (highlight any notice waiver provision), any notice you served, proof of service, your rent ledger, and any documentation. The magisterial district judge will hear both sides and issue a ruling.
If you prevail, judgment for possession is entered. The tenant has 10 days to appeal to the Court of Common Pleas. Appeals require posting bond.
Philadelphia County is coterminous with the City of Philadelphia and is Pennsylvania's most populous county. Philadelphia eviction cases go to the Philadelphia Municipal Court Landlord-Tenant Division. Philadelphia has additional protections including the Good Cause Eviction Notice Ordinance and the Right to Counsel program for tenants in some neighborhoods. Filing in Philadelphia requires understanding both state law and Philadelphia-specific ordinances.
Allegheny County, anchored by Pittsburgh, is Pennsylvania's second-largest county. Allegheny County eviction filings go to the appropriate magisterial district court for the property's location. Pittsburgh has additional local tenant protections in some categories. For detailed landlord-tenant law specific to each county — including Philadelphia ordinances, court selection, and local procedures — see Philadelphia County landlord-tenant law and Allegheny County landlord-tenant law.
Pennsylvania's eviction procedure depends significantly on whether the lease waives notice (most do for residential tenancies). Philadelphia adds the Good Cause Eviction Notice and Right to Counsel programs that change the procedure substantially for properties in covered areas. See the full Pennsylvania landlord-tenant law guide for notice templates, security deposit rules, Philadelphia ordinance information, and county-specific details across all 67 Pennsylvania counties.
Once the order for possession is final and the appeal period has passed, the constable executes the order. Execution typically occurs within 11 days after judgment if no appeal is filed. Be present with a locksmith.
Pennsylvania law has specific procedures for handling tenant property left behind. Provide notice and reasonable opportunity for retrieval before disposal. Philadelphia has additional storage requirements.