How to evict a tenant in Pennsylvania: steps and timeline
In Pennsylvania the Landlord and Tenant Act of 1951 sets the notice to quit by reason: 10 days for unpaid rent, and 15 or 30 days for a lease that ends or is breached, depending on the lease length. A magisterial district judge hears the case 7 to 10 days after the summons, a writ of possession cannot issue until after the fifth day after judgment, and the tenant gets about 11 more days after service of the writ. A tenant who owes only rent can stop the writ by paying.
How long is a notice to quit in Pennsylvania?
Section 501 of the Landlord and Tenant Act lets a landlord notify a tenant in writing to remove at the end of the time stated in the notice when a term ends, when the lease is forfeited for breach, or when the tenant fails, on demand, to satisfy rent that is due. The time is set by the reason.
| Reason | Lease length | Days from service |
|---|---|---|
| Unpaid rent | Any | 10 |
| Term ends or lease breach | One year or less, or no set end | 15 |
| Term ends or lease breach | More than one year | 30 |
Subsection (e) says the lease may shorten the time or the tenant may waive it, which is why many Pennsylvania leases carry a shorter rent period. Subsection (f) allows service personally, by leaving the notice at the principal building on the premises, or by posting it conspicuously on the leased premises. Mobile home parks have their own, longer periods under the same section. The rules for the rent route and the others are different enough that you should read your lease first.
How fast does the hearing happen?
Under Section 502, once the complaint is filed with the magisterial district judge, a summons issues that tells a constable, writ server or sheriff to summon the tenant to appear on a date not less than seven nor more than ten days from the date of the summons. The summons may be served personally, by mail, or by posting it conspicuously on the premises. At the hearing, Section 503(a) says that if the complaint is sufficiently proven the judge enters judgment that the property be delivered to the landlord, for damages for unjust detention, and for the rent due and unpaid. Court fees depend on the district.
When can the writ of possession be issued?
Section 503(b) gives the landlord, on request, a writ of possession after the fifth day after the judgment. The writ is served within 48 hours and executed on the eleventh day after service on the tenant, either by personal service or by posting it on the premises. The constable or sheriff then removes the tenant. The officer reports back to the judge within ten days of receiving the writ (Section 504). Either side may appeal within ten days after a residential judgment (Section 513). The tenant deposits the rent due as the lower court found it with the prothonotary, who holds it in escrow, and the appeal stays the judgment only if the tenant also pays the lower court judgment in cash or bond.
Example a made-up landlord serves a 10-day notice for rent on Monday, October 26, 2026. It expires Thursday, November 5, and the landlord files on Friday, November 6, when the summons is dated. The hearing must fall 7 to 10 days after that date, so between Friday, November 13 and Monday, November 16; assume Monday, November 16. The judge enters judgment that day. The landlord can request the writ after the fifth day, meaning from Sunday, November 22, so a Monday, November 23 request. Service of the writ within 48 hours is Tuesday, November 24, and execution on the eleventh day after service is Saturday, December 5. That is 40 days from the notice in a case with no appeal.
Can the tenant stop it by paying?
Yes in a rent-only case. Section 503(c) says that at any time before the writ is actually executed, a tenant being sued solely for failure to pay rent can make the writ of no effect by paying the writ server, constable or sheriff the rent actually in arrears and the costs. If the case includes a lease breach, that right does not apply.
What should a Pennsylvania landlord avoid?
The Act describes the court process as the route to repossess a rental, and the sections we read do not authorize locking out a tenant, removing doors, or shutting off services. The Act does say what you may do with property a tenant leaves behind: under Section 505.1, you may treat items as abandoned in listed situations, such as after an executed order for possession, but before removing or disposing of them you must give written notice of the tenant's rights, and the tenant then has ten days from the postmark to retrieve them or ask for storage for up to thirty days. A landlord who breaks that section owes treble damages, attorney fees and court costs (505.1(i)). Because we did not find a section of the Act that lists penalties for self-help, a Pennsylvania attorney should answer any question about a step the court has not ordered.
How DoorKeeping handles it
DoorKeeping records rent and late fees in each property's books, shows the amounts on the tenant ledger, and stores your lease and notice as documents. You can email tenants from the app. Filing the complaint and serving the notice are not things it does. DoorKeeping gives general information, not legal advice. If a case is contested, or the tenant files an answer, talk to a local attorney.
Sources
Questions
- How many days notice for nonpayment of rent in Pennsylvania?
- A notice to quit that tells the tenant to remove within 10 days from service, unless the lease shortens it or the tenant waived it (Section 501).
- How long after judgment can a Pennsylvania landlord get the tenant out?
- The writ can be requested after the fifth day, then it is served within 48 hours and executed on the eleventh day after service, if no appeal or payment intervenes.
- Can a tenant appeal an eviction in Pennsylvania?
- Yes, within ten days of a residential judgment, to the court of common pleas. The tenant deposits the rent due with the prothonotary, and the appeal stays the judgment only if the tenant pays the lower court judgment in cash or bond.