PA Eviction Process Guide
Pennsylvania's eviction process has specific steps that landlords must follow. Understanding the timeline and your rights at each stage can help you protect yourself.
Notice Requirements
The process begins with a written notice. Notice period depends on the reason: 10 days for non-payment of rent, 15 days for lease violations (month-to-month), 30 days for no-cause termination (month-to-month tenancy of 1+ years). The notice must be in writing and properly served.
Filing the Complaint
If you don't vacate or cure the violation, the landlord files a complaint with the Magisterial District Judge. You'll be served with a hearing notice, typically scheduled 7–15 days after filing.
The MDJ Hearing
Both parties present their case before the MDJ. Bring all evidence: your lease, rent receipts, photos of the property, correspondence with the landlord. The MDJ renders a judgment, usually same day.
Appealing the Decision
Either party can appeal to the Court of Common Pleas within 10 days. Filing an appeal automatically stays the eviction. You may need to pay rent into escrow during the appeal.
The Lockout (Order for Possession)
If the judgment stands and you haven't vacated, the landlord obtains an Order for Possession. A constable must provide you at least 10 days' notice before the actual lockout. Illegal "self-help" evictions (changing locks, removing belongings) are prohibited under PA law.
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Eviction Defense GuideDisclaimer: This guide is for educational purposes only and does not constitute legal advice. Every case is different. For guidance specific to your situation, consider booking a consultation with a PA licensed attorney.