Eviction notices in Pennsylvania

If the tenant fails, upon demand, to pay rent that is due, the landlord's written notice to quit must give the tenant 10 days from the date of service to leave (Landlord and Tenant Act § 501(a)(3), (b)). The lease can shorten or waive this notice (§ 501(e)).

Can the tenant pay to stop it? Paying during the notice does not automatically stop the case under the statute, but in a case based only on unpaid rent the tenant can stop the eviction at any time before the writ of possession is executed by paying the rent in arrears and costs (§ 503(c)).

Type:

Notice to vacate, no right to pay

Notice period:

10 days

Law:

68 P.S. § 250.501(b), (e); § 250.503(c)

For a forfeiture for breach of the lease conditions (or the end of the term), the notice to quit must give 15 days from the date of service if the lease is for one year or less or for an indeterminate time, and 30 days if the lease is for more than one year (§ 501(b)). The lease can shorten or waive this notice (§ 501(e)).

Chance to fix it: The statute gives no right to cure during the notice.

Type:

Notice to vacate, no right to fix

Notice period:

15 days

Law:

68 P.S. § 250.501(b), (e)

These drug acts are a breach of the lease and grounds for removal (§ 505-A), and the notice to quit must give 10 days from the date of service (§ 501(d)).

When it applies: Illegal drugs: a first conviction for illegal sale, manufacture or distribution of drugs on the premises, a second violation of the Controlled Substance Act on the premises, or police seizure of illegal drugs on the leased premises.

Notice period:

10 days

Law:

68 P.S. § 250.501(d); § 250.505-A

The notice periods run "from the date of service" (§ 501(b)). Pennsylvania's general rule excludes the first day and includes the last; if the last day falls on a Saturday, Sunday or legal holiday, that day is omitted from the computation (1 Pa.C.S. § 1908). No statute adds days for mailed notice.

Personally on the tenant, by leaving it at the principal building on the premises, or by posting it conspicuously on the leased premises (§ 501(f)).

The landlord files a complaint with the magisterial district judge (Philadelphia Municipal Court in Philadelphia). The summons sets a hearing 7 to 10 days from the date of the summons (§ 502). If the landlord wins, a writ of possession may issue after the 5th day after judgment; it is served within 48 hours and executed on the 11th day after service, by a writ server, constable or sheriff (§ 503(b)). A judgment is needed before removal (§ 503).

• Philadelphia: Before filing an eviction case, the landlord must send the tenant the City's Notice of Diversion Rights and participate in the Eviction Diversion Program.
• Philadelphia: For leases of less than one year (including month-to-month), a landlord may not issue a termination or non-renewal notice without good cause and must give at least 30 days' written notice stating the reasons, by hand delivery or first-class mail with proof of mailing; otherwise the lease renews month to month. Lockouts and other self-help evictions are prohibited (Phila. Code ch. 9-1600).

• Section 501 does not apply to mobile home park spaces, which have longer notices (§ 501(c)), or to a person who has never been a tenant (§ 501(g), added by Act 88 of 2024).
• No general statewide statute banning landlord self-help was found in the Landlord and Tenant Act; the Act's procedure requires a judgment and a writ executed by a writ server, constable or sheriff (§ 503).

• Pennsylvania notice to end a month-to-month tenancy (no-cause notice by tenant or landlord)
• Pennsylvania security deposit law: deadlines after move-out
• Federal 30-day notice for covered properties (CARES Act)

• Landlord and Tenant Act of 1951 (68 P.S. § 250.101 et seq.), §§ 501, 502, 503, 505-A Retrieved October 13, 2026.
• 1 Pa.C.S. § 1908 (computation of time) Retrieved October 13, 2026.
• City of Philadelphia: Notice of Diversion Rights (Phila. Code § 9-811) Retrieved October 13, 2026.
• Philadelphia Fair Housing Commission: Unfair rental practices (good cause, lockouts) Retrieved October 13, 2026.

Laws change. This page was checked against the sources above on October 13, 2026. It is legal information, not legal advice; if you have an eviction case, contact your state's legal aid. See our methodology.