Pennsylvania Residential Lease Agreement
A free Pennsylvania lease template, plus what Pennsylvania law requires a lease to include, attach or leave out — each with the statute. Use it as a starting point; landlords with unusual situations should have a lawyer review the final lease.
Disclosures Pennsylvania requires
| Where the security deposit is held | Deposits over $100 must be placed in an escrow account at a federally or state-regulated institution, and the landlord must then notify each tenant in writing of the name and address of the bank and the amount deposited. Instead of escrowing, a landlord may secure repayment with a guarantee bond from a bonding company authorized in Pennsylvania. Applies to: Residential leases with a deposit over $100 |
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| Statement of consumer restrictions (lease waivers) | A consumer contract, including a residential lease, must contain a statement describing contract waivers of the consumer's rights in residential leases. Applies to: Written residential leases of $50,000 or less |
Terms Pennsylvania law requires or controls
| Waiver or shortening of notice to quit | The statutory notice to quit (generally 15 days for leases of one year or less or of indefinite term, 30 days for leases over one year, and 10 days for illegal-drug terminations; for nonpayment, 10 days) may be shortened or waived by the tenant only if the lease so provides. Applies to: All residential leases |
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| Illegal drug activity is a lease breach | By statute, 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 a police seizure of illegal drugs on the leased premises is a breach of a condition of the lease and grounds for removal (10-day notice). Applies to: Single-family dwellings, apartments, multiple dwellings and tenement buildings |
| Deposit interest after two years | After the second anniversary of the deposit, interest earned on escrowed deposits belongs to the tenant (the landlord may keep 1% a year for administrative expenses) and must be paid annually on the lease anniversary. Applies to: Residential leases with a deposit over $100 |
| Estate's right to end the lease when a sole tenant dies | If the sole tenant dies during the lease, the executor or administrator may end the lease on 14 days' written notice, effective on the later of the last day of the second calendar month after the death or surrender of the unit and removal of the tenant's property, without penalty for early termination. Applies to: Residential leases entered into or extended on or after the 2016 effective date |
Clauses that are void in Pennsylvania
| Deposit above the limits | A landlord may not require a deposit over two months' rent during the first year of a lease or over one month's rent in the second and later years or any renewal; after five years of tenancy, a rent increase may not require a larger deposit. Any attempted waiver by the tenant is void and unenforceable. Applies to: Residential leases |
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| Waiver of deposit-return rights | Any attempted waiver by the tenant, by contract or otherwise, of the deposit return and double-damages rules is void and unenforceable. Applies to: Residential leases with a deposit |
| Restricting guests, visitors and suppliers | In tenement and multiple-dwelling buildings, a written rental agreement may not waive the tenant's right to invite employees, business visitors, tradespeople and suppliers, or social guests and family for a reasonable time, and the landlord may not charge a fee or extra rent for it. A lease clause limiting the tenant's right to buy goods and services from a source of the tenant's choosing is void and unenforceable. Applies to: Tenement buildings and multiple dwelling premises |
| Waiver of plain-language rights | A tenant cannot waive the rights given by the Plain Language Consumer Contract Act; any waiver is void. Applies to: Written residential leases of $50,000 or less |
Format and delivery rules
| Plain language and readability | A residential lease must be written, organized and designed so it is easy to read and understand. Courts consider whether it uses short words, sentences and paragraphs, active verbs, no unnecessary legal or foreign terms, no sentences with more than one condition, no double negatives, readable type size, line length, margins and spacing, boldface section captions, and sharply contrasting ink. A landlord that fails the test owes actual loss, $100 statutory damages, court costs and attorney fees (no liability for good-faith efforts); the lease remains valid. Landlords may submit leases to the Attorney General for preapproval. Applies to: Written residential leases of $50,000 or less |
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Fill in the lease
Nothing you type leaves your browser. Bracketed items are yours to complete; clauses marked as required by Pennsylvania law must be written to meet the rule shown above.
1. Parties. This lease is between [landlord name] ("Landlord") and [tenant name(s)] ("Tenant"). Landlord's address for notices: [landlord notice address].
2. Property. Landlord rents to Tenant the home at [rental address], including [parking, storage, appliances included].
3. Term. The lease begins on [start date] and ends on [end date]. [If month-to-month instead: the tenancy continues month to month until either side gives the written notice Pennsylvania law requires.]
4. Rent. Rent is $[monthly rent] per month, due on the [due day] day of each month, paid by [payment method] to [where to pay].
5. Late fee. If rent is not received by [late day], a late fee of $[late fee] is due. This fee must comply with Pennsylvania law (None in statute).
6. Security deposit. Tenant pays a security deposit of $[deposit amount], within the Pennsylvania limit (Landlord and Tenant Act § 511.1 (68 P.S. § 250.511a)). Landlord will return it, minus lawful deductions with any required itemized list, within the time Pennsylvania law sets (Act § 512(a) (68 P.S. § 250.512(a))).
7. Utilities. Tenant pays: [utilities tenant pays]. Landlord pays: [utilities landlord pays].
8. Occupants and guests. Only these people may live in the home: [names of all occupants]. Guests may stay up to [guest limit] unless Landlord agrees in writing.
9. Pets. [No pets allowed / Pets allowed: describe, plus any pet deposit or fee]. Assistance animals for people with disabilities are not pets and are handled under fair housing law.
10. Repairs and maintenance. Landlord keeps the home safe and fit to live in and makes repairs required by law. Tenant keeps the home clean, reports problems promptly in writing, and pays for damage beyond normal wear and tear.
11. Landlord entry. Landlord may enter for repairs, inspections or showings after giving the notice Pennsylvania law requires (None in the Landlord and Tenant Act of 1951), except in an emergency.
12. Subletting. Tenant may not sublet or assign this lease without Landlord's written consent, which [will / will not] be unreasonably withheld.
13. Ending the lease. At the end of the term, [the lease ends / the lease renews month to month] unless either side gives written notice at least [notice days] days before the end date, and never less than Pennsylvania law requires.
14. Waiver or shortening of notice to quit. (Write this clause to meet Pennsylvania law: see "Waiver or shortening of notice to quit" above (Landlord and Tenant Act of 1951 § 501(e) (68 P.S. § 250.501(e))).)
15. Illegal drug activity is a lease breach. (Write this clause to meet Pennsylvania law: see "Illegal drug activity is a lease breach" above (Landlord and Tenant Act of 1951 §§ 505-A, 501(d) (68 P.S. §§ 250.505-A, 250.501(d))).)
16. Deposit interest after two years. (Write this clause to meet Pennsylvania law: see "Deposit interest after two years" above (Landlord and Tenant Act of 1951 § 511.2(b)-(c)).)
17. Estate's right to end the lease when a sole tenant dies. (Write this clause to meet Pennsylvania law: see "Estate's right to end the lease when a sole tenant dies" above (Landlord and Tenant Act of 1951 § 514 (68 P.S. § 250.514)).)
18. Disclosures attached. Landlord has given Tenant these disclosures required by Pennsylvania law: Where the security deposit is held; Statement of consumer restrictions (lease waivers). [Attach each one.]
19. Lead paint (homes built before 1978). If the home was built before 1978, Landlord has given Tenant the federal lead-based paint disclosure and the EPA pamphlet "Protect Your Family From Lead in Your Home."
20. Whole agreement. This lease and its attachments are the whole agreement. If any part is not allowed by law, the rest still applies. Changes must be in writing and signed by both sides.
Landlord: [landlord name] Signature: ____________ Date: [date signed]
Tenant: [tenant name(s)] Signature: ____________ Date: [date signed]
Lease agreement templates for other states · Pennsylvania landlord-tenant law · More templates
General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.