Pennsylvania Eviction Notice

Pennsylvania notice periods

Each period is the one LeaseCraft's record of the statute holds. Read it with the conditions under it: some periods are minimums and some apply unless the lease sets another. "Lease controls" means the record holds no statutory period for that situation, and "No pre-suit notice" means it holds no notice before filing. The source column shows the law and the date LeaseCraft read it on the official site (most recently 2026-09-27).

What the Pennsylvania statute says

Unpaid rent: 10 calendar days

• Written notice to quit: 'In case of failure of the tenant, upon demand, to satisfy any rent reserved and due, the notice shall specify that the tenant shall remove within ten days from the date of the service thereof' (68 P.S. § 250.501(b)).
• Clock runs from the date of service; statute does not distinguish calendar/business days.
• The notice period may be shortened or WAIVED entirely if the lease so provides (§ 250.501, waiver subsection) — many Pennsylvania leases waive the notice to quit, in which case no pre-suit notice is required.

Exceptions

• Mobile home park residents (Mobile Home Park Rights Act) have separate periods under § 250.501(c): fifteen days (notice given April 1-Sept 1) or thirty days (Sept 1-April 1) for nonpayment.
• Act 88 of 2024 (P.L. 944, eff. 60 days after July 17, 2024): Section 501 does not apply to repossession from 'a person who is not, nor ever has been, a tenant' (unverified on official site — see notes).
• Federally covered properties: CARES Act 30-day notice (federal, not researched). Philadelphia: Eviction Diversion Program and local good-cause rules (see local_overlay_warning).

Lease violation: 15 calendar days

• No statutory cure right. For 'forfeiture for breach of the conditions of the lease' (or expiration of term) the notice to quit must give fifteen days from the date of service where the lease is for one year or less or an indeterminate time, and thirty days where the lease is for more than one year (68 P.S. § 250.501(b)).
• Notice may be shortened or waived by the lease (§ 250.501 waiver subsection).

Exceptions

• Mobile home park tenancies: thirty days (lease under one year) or three months (one year or more) (§ 250.501(c)).

Ending a month-to-month tenancy: 15 calendar days

• Termination of a term (including a month-to-month/indeterminate tenancy): written notice to quit of fifteen days from the date of service where the lease is 'for any term of one year or less or for an indeterminate time'; thirty days if the lease is for more than one year (68 P.S. § 250.501(b)).
• Notice may be shortened or waived if the lease so provides.

Exceptions

• Mobile home park: thirty days / three months (§ 250.501(c)); Philadelphia adds local requirements.

Tenant staying after the lease ends: 15 calendar days

• Expiration of a term is ground (1) under § 250.501(a); the same 15-day (lease <= 1 year/indeterminate) or 30-day (lease > 1 year) notice to quit applies, unless waived in the lease.

Delivery, form and other Pennsylvania rules

How the notice may be delivered

The notice to quit 'served personally on the tenant, or by leaving the same at the principal building upon the premises, or by posting the same conspicuously' (68 P.S. § 250.501); mail is not a listed method.

68 P.S. § 250.501 (service subsection) · read 2026-09-27

Required form or contents

none found — statute requires only that the landlord 'notify, in writing, the tenant to remove ... at the expiration of the time specified in the notice' (§ 250.501(a)); no state form or mandatory contents.

68 P.S. § 250.501(a) · read 2026-09-27

Statewide just-cause rule

No statewide just-cause requirement

• No statewide just-cause requirement; a landlord may notify the tenant to quit 'upon the termination of a term of the tenant' (§ 250.501(a)(1)).
• Mobile home park residents may not be evicted if they comply with rules, pay rent and wish to continue (§ 250.501(c)/(d)).

68 P.S. § 250.501(a) · read 2026-09-27

City and county rules

Secondary sources only LeaseCraft has not verified this at the official source (Philadelphia Code § 9-811 (Eviction Diversion Program)), so this page states no rule. Check it before you serve the notice.

Preparing the notice

The form asks for the tenancy, the kind of notice and the dates, and the notice ends with a Certificate of Service to record how you delivered it. Beside the finished notice you get a Pennsylvania checklist of the period, form and delivery rules LeaseCraft recorded. The period in the notice is the one you choose; where LeaseCraft has verified the Pennsylvania period and your deadline is too soon, the document is not prepared until you move it.

Create a Pennsylvania eviction notice

A notice is not a court order and does not by itself remove a tenant. Cities and counties can add rules. LeaseCraft is not a law firm and this is not legal advice.

Eviction Notice rules in nearby states

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