Pennsylvania Eviction Notice Forms are official documents that mark the beginning of the legal eviction process. They are provided by a landlord to a tenant who is in breach of a rental agreement to give them the choice of fixing the problem or moving out of the property. Once sent, the landlord must allow the tenant the requisite time to respond and if they don’t, file an eviction lawsuit with the local Magisterial or Municipal court serving the area where the property is located.
How to Evict a Tenant in Pennsylvania
Step 1: Provide Notice
By state law, the official first step in the Pennsylvania eviction process is to send a violating tenant one of the following eviction notices:
- A 10-Day Notice to Quit for Non-Payment
- A 10-Day Notice to Quit for Illegal Drugs
- A 15/30 Day Notice to Quit for Non-Compliance
- A 30-Day Notice to Quit or Lease Termination
These notices give the tenant a chance to fix the violation or willingly move out of the property within a requisite period. The landlord must allow this time to pass before moving to step 2.
Step 2: Go to Court
If the tenant fails to respond as instructed by the deadline, the landlord may file a Complaint with the court in the county or municipality where the property is located. The court will then set a date for the hearing and serve the tenant.
Step 3: Obtain an Order of Possession
Both parties will be expected to attend the hearing and argue their side of the case. If the judge rules in the landlord’s favor, the landlord will receive an Order of Possession within 10 days of the ruling. This document demands that the tenant move out within 10 days or be remove from the property.
When Is Rent Due in Pennsylvania?
Rent is considered due in Pennsylvania on the date reported on the rental agreement and late if it is not paid by then. A landlord must send a tenant notice of unpaid rent before pursuing legal action.
Related Pennsylvania Court Forms
- Complaint (AOPC 310A) – This document is filed by a landlord with the court to initiate legal proceedings against a violating tenant. During filing, the landlord must provide proof that they sent the tenant a notice.
- Order of Possession – Issued by the court when it finds in the landlord’s favor for use in compelling the tenant to move out of the premises.
How to Write a Pennsylvania Notice to Quit
Step 1: Find the original lease agreement and use it to identify the property address, tenant’s full name, and lease signing date.
Step 2: Supply an appropriate salutation and a descriptive subject line, then briefly mention the violation. Define it as provided in the lease agreement.
Step 3: Depending on the type of notice, proceed as follows:
- Nonpayment – Mention the due amount and rental period and give the tenant 10 days to pay or vacate the premises. In case the tenant wishes to pay, provide the minimum acceptable amount and name of the agent who may receive payment in your absence.
- Noncompliance – Define the violation and give the tenant 15 days to correct it or move out, if they have lived on the property for a year or under. A tenant who has been on the property for more than a year must get a 30-day notice.
- Illegal drugs – Describe the violation (using/distributing/manufacturing etc.) and give the tenant 10 days to move out.
- Lease termination – Give the recipient a 30-day notice to the effective termination date.
Step 4: State your intent to go to court to fight for possession of the property and other damages if the tenant does not comply within the provided timeline.
Step 5: Close the notice with your full name and signature.
Step 6: (For the deliverer) Validate delivery of the notice by signing the certificate of delivery. In it, indicate the date, method, and address of delivery as well as the recipient’s name. Sign under this information.
10-Day Notice to Quit (Non-Payment)
The Pennsylvania 10 Day Notice to Quit for Non-Payment is a notice sent to a tenant that has failed to pay rent, asking them to pay within 10 days or move out. As there is no grace period required for due rent in Pennsylvania, a landlord may send this notice on the day after the rent was due. Also, the notice begins counting on the exact date of delivery (not after) and includes weekends and holidays.
{Date}
{Recipient Name}
{Property Address}
Dear {Mr./Mrs./Ms. Last Name},
You have not paid rent in the amount of {total due amount} for the premises known as {property address} for the {date} to {date} rental period. You are hereby notified that you must pay the due amount or quit possession of the premises within 10 days from the receipt of this notice.
Rent is payable in the amount of {minimum required amount} to {agent’s name} by {deadline}. If you fail to comply by then, the landlord will file an eviction lawsuit against you.
Sincerely,
{Your Name}
{Your Signature}
CERTIFICATE OF SERVICE
I, {deliverer’s name}, hereby confirm that I delivered a copy of this notice to {recipient’s name} on {delivery date} at {property address} via {delivery method}.
10-Day Notice to Quit (Illegal Drugs)
The Pennsylvania 10-Day Notice to Quit for Illegal Drugs informs a tenant who has violated the lease in an act involving illegal drugs that they must move out within 10 days. The landlord must only issue this notice if the tenant has been convicted of manufacturing, selling, or using illegal drugs on the property.
{Date}
{Recipient Name}
{Property Address}
Dear {Mr./Mrs./Ms. Last Name},
You are hereby notified that you must quit possession of the premises located at {property address}, which you now rent through the rental agreement signed {signature date} within 10 days from the service of this notice. The reason for this termination is {describe the drug-related violation}, as defined in the Pennsylvania statutes § 250.501(d) and 250.505-A.
If you don’t comply by {date}, the landlord will pursue an eviction lawsuit against you.
Sincerely,
{Your Name}
{Your Signature}
CERTIFICATE OF SERVICE
I, {deliverer’s name}, hereby confirm that I delivered a copy of this notice to {recipient’s name} on {delivery date} at {property address} via {delivery method}.
15/30 Day Notice to Quit (Non-Compliance)
The Pennsylvania 15/30-Day Notice to Quit for Non-Compliance is sent to a tenant who has violated the terms of a rental agreement. It gives then 15 days (tenancy a year or shorter) or 30 days (tenancy longer than a year) to fix the breach or move out.
{Date}
{Recipient Name}
{Property Address}
Dear {Mr./Mrs./Ms. Last Name},
Under Pennsylvania law and the terms of the rental agreement signed {signature date}, you have {15 days: for tenancy under 1 year/30 days: for tenancy over 1 year} from the service of this notice to fix the violation described as {define the breach} or deliver the possession of the premises to the landlord.
If you do not comply by {date}, the landlord elects to pursue legal action against you to recover possession of the property and other damages allowed by law.
Sincerely,
{Your Name}
{Your Signature}
CERTIFICATE OF SERVICE
I, {deliverer’s name}, hereby confirm that I delivered a copy of this notice to {recipient’s name} on {delivery date} at {property address} via {delivery method}.
30-Day Notice to Quit (Month to Month Tenancy)
The Pennsylvania 30-Day Notice for Month-to-Month Tenancy is sent by a landlord or tenant to give notice of a rental agreement termination within 30 days (tenancy longer than a year) or 15 days (tenancy a year or shorter). It also discusses the return of the security deposit to the tenant.
{Date}
{Recipient Name}
{Property Address}
Dear {Mr./Mrs./Ms. Last Name},
In accordance with section 250.501 I, {your name}, elect to terminate the rental agreement dated {signature date}, in which I am named as the {landlord/tenant} for the premises on {property address}.
The termination will take effect on {effective date with at least 30 days of notice}. Upon moving out, a security deposit of {amount} shall be sent to {mailing address}.
Sincerely,
{Your Name}
{Your Signature}
CERTIFICATE OF SERVICE
I, {deliverer’s name}, hereby confirm that I delivered a copy of this notice to {recipient’s name} on {delivery date} at {property address} via {delivery method}.
Pennsylvania 10-Day Notice to Quit (Non-Payment)
Pennsylvania 10-Day Notice to Quit (Illegal Drugs)
Pennsylvania 15/30 Day Notice to Quit (Non-Compliance)
Pennsylvania 30-Day Notice to Quit (Month to Month Tenancy)
A proper Pennsylvania Eviction Notice should be sent after the expiry of the legally allowed grace period for the violation. It should clearly define the violation and any steps the tenant may take to fix the problem. If the matter is incurable or the tenant doesn’t wish to cure it, the notice must also offer the option of willingly vacating the premises within a specified period. Finally, it should warn the tenant that the landlord will sue them if they do not comply.
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