Landlord Eviction Guide
Evicting a tenant in Pennsylvania requires strict compliance with statutory procedures. Cutting corners — even innocently — can delay eviction by months and expose you to counterclaims. Here's the step-by-step process for Allegheny County landlords.
Step 1: Serve Proper Written Notice
The Landlord and Tenant Act (68 P.S. § 250.501) requires written notice before filing. Notice periods depend on the reason: 10 days for non-payment of rent, 15 days for lease violations (month-to-month tenants), 30 days for no-cause termination (tenancy of 1+ years). For written leases, check if your lease specifies different notice requirements. Serve notice by hand delivery or certified mail.
Step 2: Wait the Full Notice Period
Do not file the complaint before the notice period expires. Courts strictly enforce this. If you serve a 10-day notice on June 1, the earliest you can file is June 12 (the day after the period expires). During this period, the tenant may cure the default — if they pay the rent owed, you generally cannot proceed.
Step 3: File the Landlord-Tenant Complaint
File at the Magisterial District Judge (MDJ) in the district where the property is located. You will need: the lease (if written), the notice to quit with proof of service, a list of amounts owed, and the filing fee (approximately $75–$150). The MDJ will schedule a hearing 7–15 days after filing and serve the tenant.
Step 4: The MDJ Hearing
Bring all documentation: the lease, notice to quit, rent ledger, photos of damage (if relevant), and any written communications. Present your case clearly — explain when the lease began, what the violation is, when you served notice, and what the tenant owes. The MDJ will render judgment, typically the same day.
Step 5: After Judgment
If you win, the tenant has 10 days to appeal to the Court of Common Pleas. If no appeal, you can request an Order for Possession from the MDJ. A constable or sheriff then serves the Order, giving the tenant at least 10 days to vacate before the lockout. Never attempt a self-help eviction (changing locks, removing belongings, shutting off utilities) — this is illegal and exposes you to significant liability.
Common Landlord Mistakes
Accepting partial rent after serving notice (this can waive your right to proceed). Not keeping copies of the notice with proof of delivery. Filing before the notice period expires. Not appearing at the hearing (automatic dismissal). Attempting self-help eviction. Not having a written lease (makes proving terms harder). Not documenting the property condition at move-in and move-out.
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Full Landlord Eviction 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.