Last Updated : November 4, 2025 by Chris Bibey
Being a landlord in Pennsylvania means many things. You’re a property owner. You can generate income. You have the chance to build lasting relationships with tenants.
But it also means taking on responsibilities, from property maintenance to navigating challenges like late rent or potential evictions.
In this article, we talk about how to evict a tenant in Pennsylvania (should the need arise).
The steps to evict a tenant in PA can vary slightly from one situation to the next, but here’s how the process typically unfolds.
The eviction process in Pennsylvania begins with serving a notice to quit. This is a formal document that informs the tenant of the reason for eviction and gives them a deadline to either resolve the issue or vacate the property. The type of notice depends on the situation:
The notice should clearly outline the issue, the timeframe for compliance, and the consequences of inaction. Deliver the notice in person, by posting it at the rental property, or via first-class mail. Be sure to retain a copy of the notice and proof of delivery, as this documentation is essential for the court process.
If the tenant does not comply with the notice to quit, your next step is to file a landlord-tenant complaint with the magisterial district court in the jurisdiction where the rental property is located. This filing formally begins the legal eviction process.
The complaint must include key details such as the tenant's name, the property address, the reason for eviction, the amount of unpaid rent or damages, and proof that the notice to quit was served. You’ll also need to provide the lease agreement and a summary of the violations.
A filing fee is required, and this fee varies by county. Once you submit the complaint, the court will schedule a hearing, typically within 7 to 15 days. Filing this complaint is a critical step in ensuring that your eviction case moves forward legally and remains compliant with Pennsylvania state laws.
After filing the complaint, the court issues a summons to notify the tenant of the hearing date. This summons, along with a copy of the landlord-tenant complaint, must be served to the tenant by an authorized party, usually a constable or sheriff.
The summons can be served through:
Proper service is mandatory for the eviction process to proceed. If the tenant is not properly served, the hearing may be delayed, and you may need to restart the process. The constable or sheriff typically provides proof of service to the court, ensuring that all legal requirements are met. This step ensures the tenant is fully aware of the legal proceedings and the consequences of failing to comply.
Both you and the tenant are required to attend the scheduled court hearing. This is your opportunity to present your case to the magistrate. Bring all relevant documents, including:
During the hearing, the judge will listen to both sides. You’ll need to clearly explain why eviction is justified and provide evidence supporting your claim. The tenant also has the chance to defend themselves. After hearing both arguments, the magistrate will issue a judgment.
If the judgment is in your favor, the tenant is typically given 10 days to vacate or file an appeal. This step is a crucial part of the process, as the court’s decision determines whether you can proceed with regaining possession of your property.
If the tenant does not leave the property within the 10 days following the judgment, you can request a writ of possession from the court. This legal document gives law enforcement the authority to remove the tenant and return possession of the property to you.
To request the writ, you must file the appropriate paperwork with the court and pay any required fees. The court typically issues the writ on the 11th day after the judgment if no appeal has been filed. Once the writ is issued, it is forwarded to a constable or sheriff for enforcement.
The writ of possession is a vital tool in the eviction process, ensuring that you can lawfully reclaim your property if the tenant refuses to comply with the court’s decision. It’s important to wait for this step rather than taking any action yourself, as unauthorized measures could result in legal repercussions.
The final step in the eviction process is enforcing the writ of possession. Once the writ has been issued, the constable or sheriff will serve it to the tenant, giving them a final 10 days to vacate the property voluntarily.
If the tenant still does not leave, the constable or sheriff will return to forcibly remove them from the premises. At this point, you will regain possession of the property. It’s important to note that you cannot take any actions, such as changing the locks or removing the tenant’s belongings, until the writ has been executed.
This step ensures that the eviction is carried out legally and without conflict. If the tenant leaves belongings behind, Pennsylvania law requires you to store their items for a set period and notify them of their right to retrieve them. Following these procedures protects you from potential liability and ensures a smooth resolution.
There are many questions associated with evicting tenants in Pennsylvania. Here are some of the most common, along with answers.
You can evict a tenant in Pennsylvania for non-payment of rent, lease violations, or illegal activities such as drug-related offenses. Each reason requires proper documentation and adherence to state-mandated notice periods.
You must deliver the notice in person, post it conspicuously on the property, or send it via first-class mail. The notice should include the reason for eviction, the required action, and the timeframe to comply.
Non-payment of rent requires a 10-day notice, lease violations need a 15- or 30-day notice depending on lease length, and illegal activities require a 10-day unconditional notice. These timeframes are mandatory under Pennsylvania law.
You must complete and submit a landlord-tenant complaint form at the local Magisterial District Court. Include details such as the tenant’s name, property address, and the reason for eviction, along with proof of serving the notice to quit.
If the tenant doesn’t comply within the notice period, you can file a complaint to start the eviction lawsuit. The court will then schedule a hearing to determine the next steps.
Bring the lease agreement, a copy of the notice to quit with proof of service, records of unpaid rent, and evidence of any lease violations. These documents will support your case during the hearing.
The process typically takes one to two months, depending on court schedules and whether the tenant contests or appeals the eviction. Delays can occur if proper procedures aren’t followed.
A writ of possession is a court order allowing law enforcement to remove the tenant from the property. You can request it 10 days after receiving a favorable judgment, provided no appeal has been filed.
No, Pennsylvania law prohibits landlords from taking self-help actions such as changing locks or removing belongings without a court order. Evictions must follow the legal process to avoid liability.
You must store the tenant’s belongings for at least 10 days and notify them of their right to retrieve them. If unclaimed, you may charge for storage costs or dispose of the items after the required period.
Evicting a tenant in Pennsylvania can be a challenging process, but following the proper steps ensures it’s done legally and professionally. Each stage, from serving notices to enforcing the writ, plays a critical role in protecting your rights as a landlord.
If dealing with difficult tenants has become exhausting, it may be time to consider selling the property. Selling can provide a fresh start, help you avoid future tenant issues, and allow you to focus on other investments.
Whether you’re evicting a tenant or ready to move on from property management, understanding your options is key to making the best decision for your situation.
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