Getting Evicted in Pennsylvania
I'm facing eviction — here's what Pennsylvania law says and what to do next.
Statute: 68 Pa. Cons. Stat. § 250.501-A
Deadline: 3 days
Penalty: Tenant may recover actual damages plus reasonable attorney fees and costs; landlord may face criminal charges for unlawful eviction
What is getting evicted?
Your landlord cannot just throw you out. Federal and state laws require landlords to follow specific legal procedures before they can evict you. An eviction without proper notice and a court order is illegal — it's called a "self-help eviction" and you can sue for it.
Even if you owe rent, your landlord must give you written notice, file a case in court, and get a judge's order before you can be removed. You have the right to appear in court and defend yourself.
What to Do If Your Landlord Is Trying to Evict You
Step 1: Read the notice carefully. It should state the reason for eviction and how many days you have to respond or fix the problem ("cure period").
Step 2: If the notice says "pay rent or quit," you can stop the eviction by paying the full amount owed within the cure period.
Step 3: If you receive a court summons, SHOW UP. Many tenants lose eviction cases by default because they don't appear. You have the right to present your defense.
Step 4: Gather evidence: your lease, rent receipts, photos of the property condition, any communication with your landlord.
Step 5: Contact your local legal aid office. Many offer free representation in eviction cases. Call 211 or visit lawhelp.org to find help in your area.
How Pennsylvania differs from federal law
Pennsylvania eviction law varies significantly between Philadelphia and the rest of the state:
- Notice requirements: 10-day notice for nonpayment of rent. 15-day notice for lease violations (30 days for year-long leases).
- Philadelphia protections: Philadelphia enacted eviction diversion and right-to-counsel programs. Landlords must participate in a Diversion Court program before filing an eviction for nonpayment.
- No statewide just cause: Outside Philadelphia, Pennsylvania does not require just cause for evicting month-to-month tenants. Landlords can terminate with proper notice.
- Lockout protections: Self-help evictions (changing locks, removing belongings) are illegal. Only a constable or sheriff can execute an eviction after a court order.
Additional steps in Pennsylvania
In Philadelphia, contact Community Legal Services at clsphila.org or call (215) 981-3700. Statewide, contact Legal Aid of Southeastern PA or call 211 for referrals.
What you should NOT do
Don't ignore the notice. Eviction timelines are strict. Missing a deadline can mean losing your right to fight it.
Don't move out just because the landlord says to. Until there's a court order, you have every right to stay.
Don't withhold rent without legal justification. If you have habitability issues, follow your state's "repair and deduct" or rent escrow procedures instead.
Don't destroy property. Damaging the rental unit can result in additional legal liability and hurt your case.
Don't wait — the clock is ticking.
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Generate your illegal eviction response →This page is general legal information for Pennsylvania, not legal advice for your specific situation. Laws change, and how a statute applies depends on facts we don't know. For advice on your matter, consult a licensed attorney in Pennsylvania.