Eviction Process in Pennsylvania: A 2026 Landlord's Guide
10-day notice for nonpayment. Hearing 7-15 days after filing. 10-day appeal window. Constable lockout 10+ days after order. Typically 3+ months. Philadelphia has additional protections (Renters Access Act). Waiver of notice allowed in lease. Abandoned property: 10-day statutory, 30-day recommended.
Required notice types in Pennsylvania
| Type | Notice Period | Purpose |
|---|---|---|
| Nonpayment | 10 days | Tenant failed to pay rent. Tenant may cure by paying the full amount owed before the deadline in most states. |
| Lease violation (curable) | 15 days | Tenant is violating lease terms (unauthorized pets, unauthorized occupants, noise, etc.) and has the option to correct the violation. |
The eviction process, step by step
Step 1 — Serve a 10-day Notice to Quit. Pennsylvania law requires you to give the tenant written notice and 10 days to either pay what's owed or vacate. Serve in the manner permitted by 68 Pa.C.S. § 250.501.
Step 2 — File a Landlord-Tenant Complaint complaint. If the tenant doesn't pay or move out by the deadline, file in the appropriate court (typically justice, district, or small claims depending on county).
Step 3 — Court hearing. The court sets a hearing, typically within 7-13 weeks. Bring the lease, payment ledger, copy of the notice, and proof of service.
Step 4 — Judgment and writ of possession. If you win, the court issues a judgment. After the tenant's appeal window closes, the sheriff or constable executes the writ and restores possession.
How long does an eviction take in Pennsylvania?
Uncontested cases in Pennsylvania typically move through the courts in about 90 days from notice to sheriff's lockout. Contested cases, tenant bankruptcy filings, and local court backlogs can extend this significantly. The minimum realistic timeline (everything uncontested, no appeals) is roughly 50 days.
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Start free — no credit cardKey statute for Pennsylvania
The primary statutory authority for evictions in Pennsylvania is 68 Pa.C.S. § 250.501. Local ordinances, rent control laws, and court rules may add requirements. Always confirm the current text of the statute before serving notice — state legislatures frequently amend landlord-tenant law.
Abandoned property
If a tenant leaves personal property behind after vacating, Pennsylvania allows landlords to handle abandoned property after 10 days of apparent abandonment. Procedures vary — many states require written notice and a public or private sale with proceeds held for a statutory period.
Frequently asked questions
How many days' notice do I need to give before evicting for nonpayment in Pennsylvania?
Pennsylvania law requires a 10-day notice for nonpayment of rent. The tenant typically has those 10 days to either pay the full amount owed or vacate before you can file in court. See 68 Pa.C.S. § 250.501.
How long does an eviction take in Pennsylvania?
An uncontested eviction in Pennsylvania typically takes about 90 days from notice to sheriff's lockout. Contested cases, tenant bankruptcy, or court backlogs can add weeks or months.
Can I evict a tenant at the end of their lease in Pennsylvania without cause?
Pennsylvania generally allows landlords to end a tenancy at the close of a fixed-term lease or with proper notice to a month-to-month tenant, without needing to show fault. Local ordinances may add requirements — confirm with an attorney if you're in a large city.
Can I change the locks or shut off utilities to force a Pennsylvania tenant out?
No. Self-help evictions — changing locks, removing belongings, shutting off utilities — are illegal in Pennsylvania and every other US state. Only a court order and a sheriff or constable can legally remove a tenant. Self-help exposes you to damages and statutory penalties.
What happens if my Pennsylvania tenant files for bankruptcy during eviction?
A bankruptcy filing triggers an automatic stay that halts the eviction, even if you have a judgment. You'll generally need to file a motion for relief from the automatic stay in bankruptcy court before resuming. Bankruptcies add weeks or months — factor this into your risk assessment.
Handling evictions in Pennsylvania with LandlordPro
LandlordPro is built to keep you on the right side of Pennsylvania's procedural rules. The notice wizard asks a few questions, produces a compliant notice with the correct number of days and required language, and logs proof of service. If the case proceeds to court, LandlordPro's eviction timeline tracks every deadline and its court package feature assembles a hearing-ready PDF with a plain-English AI summary of the case — a tool no other landlord software offers.