Lease Agreement Template Pennsylvania — Free PA Lease (2026)
Free Pennsylvania lease agreement template with state-specific statutory clauses. Security deposit limits under the Pennsylvania Landlord Tenant Act, lead paint disclosure for pre-1978 homes, and notice requirements for eviction and lease termination.
Pennsylvania lease law: what your agreement must include
Pennsylvania residential tenancies are governed by the Pennsylvania Landlord and Tenant Act of 1951 (68 P.S. Section 250.101 et seq.), which establishes the rights and obligations of landlords and tenants across the commonwealth. While Pennsylvania is considered a landlord-friendly state, a legally valid lease agreement must still include specific disclosures and comply with both state law and any applicable local ordinances.
Our generator includes a Pennsylvania jurisdiction that automatically adds the correct statutory references: the maximum security deposit limits under the Landlord and Tenant Act, the required lead-based paint disclosure for all properties built before 1978 (federal law), and the proper notice periods for lease termination and eviction proceedings. You fill in the property details and tenant information, and the statutory framework is assembled for you.
Security deposit rules in Pennsylvania
Under Pennsylvania law, landlords may charge a maximum security deposit equal to two months' rent during the first year of tenancy. Starting in the second year, the maximum deposit is reduced to one month's rent. If the tenant has occupied the unit for five or more years, the landlord must place the deposit in an interest-bearing escrow account and return any accrued interest to the tenant annually.
The landlord must return the security deposit within 30 days of the tenant vacating the property. If any deductions are made, the landlord must provide an itemised written list of damages along with the remaining deposit amount. Failure to return the deposit within 30 days — or failing to provide the itemised list — can result in the landlord being liable for double the amount wrongfully withheld under 68 P.S. Section 250.512.
Our Pennsylvania lease agreement template includes a deposit clause that references these exact statutory limits, ensuring your agreement is compliant from the start.
Notice periods and termination in Pennsylvania
Pennsylvania notice periods depend on the type of tenancy. For a month-to-month tenancy, the landlord must provide 15 days' written notice to terminate. For a year-to-year tenancy, 3 months' written notice is required. For fixed-term leases, the agreement ends automatically on the termination date specified in the lease — no notice is required unless the lease contains a renewal clause.
For eviction, Pennsylvania follows a different timeline. If a tenant fails to pay rent, the landlord must provide a written notice to quit giving the tenant 10 days to pay or vacate (though some jurisdictions accept a 5-day notice if the lease specifies it). For lease violations other than non-payment, the landlord must give 15 days' notice to comply or vacate for a first violation.
- Month-to-month tenancy: 15 days' written notice to terminate.
- Year-to-year tenancy: 3 months' written notice required.
- Non-payment eviction: 10 days' notice to pay or quit (statutory minimum).
- Lease violation: 15 days' notice for first violation under Act 129.
- Deposit return: Within 30 days of move-out, with itemised deductions.
Required disclosures for Pennsylvania leases
Every Pennsylvania lease must include certain mandatory disclosures. The most critical is the federal lead-based paint disclosure for any residential property built before 1978 — the landlord must provide the EPA-approved disclosure form and the pamphlet 'Protect Your Family from Lead in Your Home.' Failure to include this disclosure can result in penalties of up to $19,000 per violation.
Pennsylvania also requires landlords to disclose the name and address of the person authorised to manage the premises and the person authorised to receive legal notices. This information must be provided in writing at or before the start of the tenancy. Additionally, Philadelphia has local ordinances that require landlords to provide tenants with a copy of the Philadelphia Fair Housing Ordinance and a lead-safe certification for properties housing children under six.
Philadelphia-specific requirements
If your rental property is in Philadelphia, additional local requirements apply. The City of Philadelphia requires all landlords to obtain a Rental Suitability Licence and to provide each tenant with a copy of the Partners for Good Housing handbook at the start of the tenancy. Properties built before 1978 that will house a child under six also require a Lead Safe Certificate, which must be renewed every two years.
Our generator can accommodate Philadelphia properties by selecting the Pennsylvania jurisdiction and using the additional terms field to add the Partners for Good Housing acknowledgement, the Rental Suitability Licence reference, and the Lead Safe Certificate requirement. See our guide to what to include in a lease agreement for a full breakdown of every section the generator includes.
Frequently Asked Questions
During the first year of tenancy, up to 2 months' rent. From the second year onward, the maximum is 1 month's rent. After 5 years of tenancy, the deposit must be held in an interest-bearing account with interest returned to the tenant annually.
Yes, for any property built before 1978. This is a federal requirement under the Residential Lead-Based Paint Hazard Reduction Act. The landlord must provide the EPA disclosure form and the lead safety pamphlet. Properties in Philadelphia housing children under six also need a Lead Safe Certificate.
15 days' written notice for a month-to-month tenancy. For a year-to-year tenancy, 3 months' notice is required. For non-payment of rent, a 10-day notice to pay or quit must be served before filing for eviction.