Pennsylvania Residential Lease Agreement
Create a professional, Pennsylvania-compliant residential lease agreement with our free template. Includes all required Pennsylvania disclosures and adheres to state and Philadelphia landlord-tenant laws.
A Pennsylvania residential lease agreement is a legally binding contract between a landlord and tenant that outlines the terms of a rental arrangement while adhering to Pennsylvania's specific landlord-tenant laws, including security deposit limitations, required disclosures, and maintenance responsibilities.
Pennsylvania's landlord-tenant laws provide a balanced framework of rights and obligations for both parties. Our Pennsylvania-specific lease agreement template ensures your rental contract complies with all state regulations, including security deposit limits, required disclosures about lead paint, and proper notice periods. For properties in Philadelphia, our template includes provisions required by the Philadelphia Fair Housing Ordinance. Whether you're renting out a property in Philadelphia, Pittsburgh, Harrisburg, or anywhere else in the state, our customizable template helps you create a legally sound lease agreement that protects both landlord and tenant rights under Pennsylvania law.
Pennsylvania Landlord-Tenant Law Highlights
| Provision | Pennsylvania Law Requirement |
|---|---|
| Security Deposit Limits | First year: Maximum of two months' rent Second year and beyond: Maximum of one month's rent |
| Security Deposit Return | Must be returned within 30 days after tenant moves out with itemized list of damages |
| Notice for Landlord Entry | No specific state law, but 24 hours' notice is customary |
| Late Fees | Must be reasonable and specified in the lease |
| Required Disclosures | Lead-based paint (pre-1978 buildings), flood history, Philadelphia-specific disclosures |
| Notice to Terminate (Month-to-Month) | 15-30 days' notice depending on lease term |
| Security Deposit Banking | Must be held in separate escrow account |
| Eviction Notice | 10 days' written notice for lease violations, 30 days' for lease termination |
| Repair and Deduct | Limited rights to withhold rent for serious habitability issues |
| Retaliation Protection | Landlords prohibited from retaliating against tenants who exercise legal rights |
Required Pennsylvania Lease Disclosures
Pennsylvania law requires several specific disclosures to be included in or attached to residential lease agreements:
Lead-Based Paint Disclosure
Required for all housing built before 1978. Landlords must disclose known lead-based paint hazards and provide tenants with an EPA-approved pamphlet about lead poisoning prevention.
Flood History Disclosure
Landlords must disclose known flooding issues in the rental property, including whether it has been damaged by flooding within the past 5 years.
Philadelphia Certificate of Rental Suitability
For properties in Philadelphia, landlords must provide a copy of a valid Certificate of Rental Suitability issued by the city within 60 days before the lease begins.
Philadelphia Partners for Good Housing Handbook
Philadelphia landlords must provide a copy of the city's "Partners for Good Housing" handbook, which outlines the rights and responsibilities of landlords and tenants.
Fire Protection Information
Many local municipalities require disclosure of fire safety equipment, escape routes, and other fire protection information.
Bed Bug Disclosure
While not a statewide requirement, Philadelphia and some other municipalities require landlords to disclose any known bed bug infestations within the past 120 days.
Security Deposit Rules in Pennsylvania
Pennsylvania has specific regulations governing security deposits:
Security Deposit Limits
- First year of tenancy: Maximum of two months' rent
- Second year and beyond: Maximum of one month's rent
- No additional security: Pet deposits and last month's rent count toward the maximum
- Escrow account: Required for deposits over $100
- Interest requirement: Required after second year (applies only to deposits held in escrow accounts)
- Written notice: Landlord must provide the name and address of the bank where deposit is held
Security Deposit Return Rules
- 30-day return deadline: Must return deposit within 30 days of move-out
- Itemized list: Must provide written list of damages and their costs
- Forwarding address: Tenant must provide forwarding address to receive deposit
- Normal wear and tear: Cannot deduct for ordinary wear and tear
- Inspection rights: Tenants have the right to be present at inspection
- Damages for violations: Failure to comply may result in double damages
Important: Pennsylvania law specifies that if a landlord fails to provide a written list of damages within 30 days, they forfeit the right to withhold any portion of the security deposit or to sue for damages. Tenants can sue for double the amount of the security deposit if landlords wrongfully withhold it.
Philadelphia Fair Housing Ordinance
For properties in Philadelphia, the Fair Housing Ordinance provides additional protections:
Required Documents
- Certificate of Rental Suitability: Must be provided to tenant
- Partners for Good Housing handbook: Must be provided to tenant
- Lead certification: Required for properties built before 1978 with children under 6
- Bed bug addendum: Required to disclose history and prevention
- Fair housing notice: Must include notice of fair housing rights
- Rent increase limitations: Proper notice requirements
Tenant Protections
- Source of income protection: Cannot discriminate based on source of income
- Eviction diversion: Mandatory mediation before eviction
- Good cause requirement: Needed for eviction or non-renewal
- Tenant screening limits: Restrictions on criminal background checks
- Fair chance housing: Limits on denials based on criminal history
- Repair and deduct: Enhanced rights for essential repairs
Note: Philadelphia's landlord-tenant laws provide significantly more protections than Pennsylvania state law. Landlords with properties in Philadelphia should carefully review all city-specific requirements, as non-compliance can result in substantial penalties.
Additional Pennsylvania-Specific Lease Provisions
Habitability and Repairs
Pennsylvania's implied warranty of habitability:
- All residential leases include an implied warranty of habitability
- Landlords must maintain the property in a safe and habitable condition
- Essential services must be maintained (heat, water, electricity)
- Tenants may withhold rent for serious habitability issues
- Notice to landlord is required before withholding rent
Eviction Procedures
Pennsylvania has specific eviction requirements:
- 10-day notice for lease violations or non-payment
- 15-30 day notice for lease termination (depends on lease length)
- Must file complaint with Magisterial District Court
- Self-help evictions are strictly prohibited
- Eviction moratoriums may apply in certain circumstances
- Special procedures in Philadelphia's Landlord-Tenant Court
Domestic Violence Protections
Pennsylvania law provides protections for domestic violence victims:
- Early termination rights with proper documentation
- Right to change locks at tenant's expense
- Protection from eviction due to domestic violence incidents
- Cannot penalize for calling police for emergency assistance
- Additional protections in Philadelphia and other municipalities
Rent Control and Increases
Pennsylvania rent increase regulations:
- No statewide rent control (banned by state law)
- No limits on rent increases at lease renewal
- Proper notice required for rent increases
- Month-to-month tenancies require 30 days' notice for increases
- Philadelphia requires good cause for certain non-renewals
- Cannot increase rent as retaliation for tenant exercising legal rights
Need a Pennsylvania-Compliant Lease?
Our Pennsylvania Residential Lease Agreement template includes all state-required disclosures and provisions, customizable for your specific property details. We also offer specialized templates for Philadelphia Properties and Room Rental Agreements.
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