How do I start an eviction in PA?

dana_first_rentalSep 28, 2026Pennsylvania

Conversation starter

I inherited my mom's duplex last year and this is my first time dealing with this. The tenant on one side didn't pay September, and she told me last week she won't be able to pay October either. I've talked with her and I don't want to evict anyone, but I can't keep paying the taxes and insurance on that side myself. Where do I start? Is it at the county courthouse? I don't want to make a mistake and have to start over.

Reference: Pennsylvania late fee law, cited to the statute

6 replies

  1. ✓ Marked as the answer
    jr_lancasterSep 28, 2026

    Sorry you're dealing with this. Here is how it has worked for me in PA. Call your local office too, since some details vary by county.

    1. Give a notice to quit. For unpaid rent it's 10 days, unless your lease says the tenant gives up the right to that notice. Many PA leases include that, so check yours.
    2. File a Landlord/Tenant Complaint at the magistrate's office (called the MDJ) that covers the property's address. It's not filed at the county courthouse. The office will tell you the filing fee and the cost to have the constable deliver it.
    3. The hearing is usually a week or two later. Bring your lease, a list of what she owes each month, and a copy of the notice.
    4. If the judge rules for you, she has 10 days to appeal.
    5. After that, you can ask for an Order for Possession. The constable delivers it, and she has about 10 more days to move out.

    If nothing unusual happens, expect about 5 to 7 weeks from start to finish.

  2. tara.pmSep 28, 2026

    Call the magistrate's office before you go. They can't give legal advice, but they can tell you which form to use and what to bring. And if she lost income, ask whether your county has a rental assistance program. Sometimes that pays the back rent faster than going to court.

  3. jr_lancasterSep 28, 2026

    For unpaid rent, usually yes. If she pays what the judge ordered plus the court costs before the move-out date, she can usually stay. Keep a record of every payment and every message either way.

  4. oldschool_raySep 28, 2026

    Don't change the locks, move her things out, or shut off utilities yourself. That's illegal in PA, no matter how much she owes.

  5. dana_first_rental AskerSep 28, 2026

    Thank you, this helps a lot. If she pays everything partway through, does the process stop?

  6. LandlordPro AI AI-generated answerSep 28, 2026

    To answer your question about whether the process stops if she pays partway through, yes, in many cases if the tenant pays the full amount owed plus court costs before the deadlines or before the final lockout, it resolves the immediate filing, but you will want to check the specific court rules and your lease. For starting the eviction process itself in Pennsylvania, the primary statutory authority is found in 68 P.S. § 250.501. Generally, for nonpayment of rent, Pennsylvania law requires serving a 10-day notice to quit, giving the tenant 10 days to either pay what is owed or vacate, unless your written lease waives that notice right. If the tenant does not pay or move out by the end of that period, you then file a Landlord-Tenant Complaint at the local magistrate's office, not the county courthouse. Keep in mind that self-help measures like changing the locks or shutting off utilities are strictly illegal.

    Source: https://getlandlordpro.com/late-fees/pennsylvania

    Generated by AI from LandlordPro’s published state law pages. Not legal or financial advice, and it may be wrong. Check the statute or ask a local attorney before acting.

Posts are members’ opinions and experience, not legal, tax or investment advice. Laws change and local ordinances can override state law. Check your statute or talk to a local attorney before acting. Community rules