Being Evicted
Landlord & Tenant Act 501 — a notice to quit, ten days for rent, and ten days to appeal
In Pennsylvania, a landlord who wants a property back from a tenant may give the tenant written notice to leave at the end of a stated time, when the term ends, when the lease is forfeited for breach, or when the tenant fails, on demand, to pay rent due.
| The reason | The notice the act sets |
|---|---|
| The reasonRent due and not paid on demand | The notice the act setsTen days from service |
| The reasonEnd of the term or breach, on a lease of one year or less or with no fixed end | The notice the act setsFifteen days from service |
| The reasonEnd of the term or breach, on a lease of more than one year | The notice the act setsThirty days from service |
A lease can shorten or waive the notice. The notice may be for a shorter time, or waived by the tenant, if the lease provides for it. It may be served personally, left at the principal building on the premises, or posted conspicuously on the leased premises.
Once a complaint is filed, the summons directs the tenant to appear on a date not less than seven nor more than ten days from the date of the summons. It may be served personally, by mail, or by posting it conspicuously on the premises.
Either side may appeal a residential judgment to the court of common pleas within ten days. A tenant's appeal stops the eviction only if the tenant pays the judgment amount in cash or bond, and pays the rent that comes due into escrow within ten days after each payment is due; otherwise the stay ends.
A tenant who is a victim of domestic violence has thirty days to appeal and different escrow terms. Mobile home park residents have their own notice periods.
Sources for this section (3)
- Landlord & Tenant Act 501 — Notice to quit
- Landlord & Tenant Act 513 — Appeal by tenant to common pleas court
- Landlord & Tenant Act 502 — Complaint and summons
Legal information, not legal advice. Verified as of September 2026. Applying it to a particular situation is the work of a licensed Pennsylvania attorney.