Pennsylvania notice to quit: 10 days for unpaid rent, 15 or 30 days otherwise
In Pennsylvania, a landlord starts most evictions with a notice to quit. For unpaid rent the notice gives the tenant 10 days after a demand for the rent. When the lease is over or the landlord is ending it, the notice gives 15 days for a lease of a year or less and 30 days for a lease of more than a year. The rule is section 501 of the Landlord and Tenant Act of 1951, and the lease may shorten or waive it.
What is a notice to quit in Pennsylvania?
A notice to quit is a written notice telling the tenant the tenancy is ending and that they must leave by a stated date. It is the step before a landlord asks a court for possession. Section 501(b) of the Landlord and Tenant Act of 1951 sets the minimum number of days, and it depends on why you are giving the notice.
| Reason | Days in the notice | Source |
|---|---|---|
| Unpaid rent, after a demand for the rent | 10 days | Section 501(b) |
| Lease of a year or less ends or is ended by the landlord | 15 days | Section 501(b) |
| Lease of more than a year ends or is ended by the landlord | 30 days | Section 501(b) |
DoorKeeping's Pennsylvania rules file records the same numbers, and it records that the lease may shorten or waive the notice (section 501(e)). Read your own lease before you count: if it waives the notice, the days above may not be the days that apply to you.
How does the 10-day notice for unpaid rent work?
The 10 days run after a demand for the unpaid rent. Put the amount, the period it covers and the date by which it must be paid in the demand, and keep a copy. The tenant can stop the case by paying the rent in arrears and costs before the writ of possession is executed (section 503(c)). That is why a clear, accurate amount matters: a notice that overstates the rent gives the tenant an easy argument.
Example a made-up tenant owes $1,200 for June. The landlord hands over a written demand on June 8 for the $1,200, then a notice to quit giving 10 days. The tenant pays the $1,200 and the court costs before the writ is carried out, and the case ends. If the demand had said $1,350 by mistake, the tenant could point to the error and the landlord would likely start again.
Because a payment before the writ ends the matter, record every payment with its date, even a partial one. See what to do when a tenant sends only part of the rent before you accept it.
How many days do I give when a lease ends?
Count the length of the lease, not how long the tenant has lived there. A lease of a year or less takes a 15-day notice. A lease of more than a year takes a 30-day notice. A month-to-month tenancy has no fixed end, and DoorKeeping's file treats the landlord's notice as 15 days under section 501(b).
The Act says nothing about how much notice a tenant must give the landlord. The Pennsylvania rules file found no section covering it in the whole act (read 2026-10-28), so the tenant's notice period comes from the lease, and local law may be stricter. Put it in your lease so it is not left open. For the tenant's side, see how much notice a tenant must give to move out.
How should I deliver the notice?
- Follow the delivery method in your lease. If it names one, use that one.
- Write the tenant's name, the full address and unit, the date of the notice and the date the tenant must leave or pay.
- Count the days from the day the notice is delivered, and give yourself a day of room.
- Keep a copy and proof of how and when it was delivered.
- Do not change locks, remove belongings or shut off utilities. Only a court order can put a tenant out.
For email delivery, read how to serve a notice to a tenant by email and check that your lease allows it.
How DoorKeeping handles it
DoorKeeping keeps the tenant ledger for each unit, with every rent payment and its date, so the amount in your demand matches the books. Your lease is kept with the unit and messages to the tenant stay in its message history. It does not serve notices or file evictions. DoorKeeping gives general information, not legal advice. Laws change and cities can add rules, so check the current law for your state and your property before you act, and talk to a local attorney if a case is contested.
Sources
Questions
- How many days is a notice to quit for nonpayment in Pennsylvania?
- Ten days after a demand for the unpaid rent (Landlord and Tenant Act of 1951, section 501(b)). The lease may shorten or waive it.
- How much notice does a Pennsylvania landlord give to end a lease?
- Fifteen days for a lease of a year or less and 30 days for a lease of more than a year, under section 501(b).
- Can a tenant stop the case by paying?
- Yes. Paying the rent in arrears and costs before the writ is executed stops it (section 503(c)).
- Does the Act set how much notice a tenant must give the landlord?
- The act does not cover it, so the lease controls, and local law may be stricter.