Eviction Process
A step-by-step guide to the Pennsylvania eviction process for landlords. Follow these procedures carefully — self-help evictions are illegal in PA and can result in liability.
Self-Help Eviction is Illegal in PA
You may NOT change locks, shut off utilities, remove tenant belongings, or physically bar entry without a court order. Doing so can result in criminal charges, civil liability, and damages awarded to the tenant. Always follow the legal process below.
The 5-Step Eviction Process
Serve Written Notice to Quit
Provide the tenant with the required written notice before filing. The notice period depends on the lease type, reason for eviction, and lease terms.
Statute: 68 P.S. § 250.501
File Landlord-Tenant Complaint at MDJ
After the notice period expires, file a Complaint for Possession at the Magisterial District Court where the property is located.
Statute: Pa.R.C.P.M.D.J. No. 302
Attend MDJ Hearing
A hearing is typically scheduled 7–15 days after filing. Both parties present evidence. Bring the lease, payment records, photos, and all notices.
Statute: Pa.R.C.P.M.D.J. No. 305
Obtain Judgment for Possession
If the MDJ rules in your favor, you receive a Judgment for Possession. The tenant has 10 days to appeal to the Court of Common Pleas.
Statute: Pa.R.C.P.M.D.J. No. 514
Request Order for Possession (Writ)
After the appeal period, request an Order for Possession from the MDJ. This authorizes the constable or sheriff to physically remove the tenant.
Statute: Pa.R.C.P.M.D.J. No. 515
Required Notice Periods
Based on 68 P.S. § 250.501
| Lease Type | Reason | Notice Days | Notes |
|---|---|---|---|
| Year or Longer | Nonpayment of Rent | 10 | Tenant may cure within 10 days; if cured, eviction cannot proceed |
| Year or Longer | Lease Violation | 15 | Notice must specify the violation; tenant may have right to cure |
| Year or Longer | End of Lease Term | 30 | Must serve before lease expires; auto-renewal clauses may apply |
| Month-to-Month | Nonpayment of Rent | 10 | Same cure period applies |
| Month-to-Month | No Cause / End of Term | 15 | No reason required; must give 15 days before end of rental period |
| Week-to-Week | Any Reason | 7 | Shorter notice period; common in informal or furnished rentals |
| Any | Criminal Activity / Nuisance | 10 | Unconditional quit — no cure period; document thoroughly |
Need Eviction Documents?
Our attorney-drafted eviction notices and MDJ complaints are tailored to Pennsylvania law and Allegheny County courts.