Pennsylvania evictions are mostly about doing the process in the right order. If you want a tenant out, you generally must (1) serve a proper written Notice to Quit, (2) file a landlord-tenant complaint with the Magisterial District Judge (MDJ) after the notice period ends, (3) win a judgment for possession, and then (4) have a constable or sheriff carry out the Order for Possession if the tenant still won’t leave.
This guide is written for standard residential rentals under Pennsylvania’s Landlord/Tenant Act. If you’re dealing with subsidized housing, a mobile home lot, a rooming house, or a special local program, there may be extra rules.
The Pennsylvania Eviction Process at a Glance
- Pick the eviction ground (nonpayment, lease breach, end of term).
- Serve a written Notice to Quit and keep proof.
- Wait the notice period to expire.
- File a Landlord/Tenant Complaint with the MDJ.
- Attend the hearing (usually scheduled quickly).
- Get the Notice of Judgment (money + possession decisions).
- After the waiting period, request an Order for Possession if needed.
- Constable/sheriff posts/serves the order and performs the lockout on the scheduled date.
Step 1: Choose Your Eviction Ground (Nonpayment vs. “Other Breach” vs. End of Term)
In Pennsylvania, your notice and your court story need to match. The most common grounds are:
- Nonpayment of rent (tenant is behind)
- Other breach of the lease (unauthorized occupants, damage, nuisance, rule violations)
- End of lease term (you are ending the tenancy at the end of the term)
Best practice: decide what you’re actually trying to accomplish. If you mainly want possession, keep your case focused. If you also want money, make sure your ledger is clean and your charges are clearly supported.
Step 2: Serve the Pennsylvania Notice to Quit (Don’t Skip This)
Before you file in court, Pennsylvania generally requires a written Notice to Quit. According to Pennsylvania legal aid guidance, the Landlord/Tenant Act requires:
- 10-day written notice for nonpayment of rent
- 15-day notice if the eviction is for any other breach of the lease or end of lease term
Also note: written leases can sometimes change or waive notice requirements, so always check your lease language before serving notice.
What to include in a strong Notice to Quit
- Tenant name(s) and full property address
- The reason for eviction (nonpayment or specific breach)
- If nonpayment: the amount owed and what time period it covers
- The deadline to move out (based on the notice period)
- Where/how to pay (if you’re offering a chance to cure)
- Your name, contact info, date, and signature
Keep it clean. Vague notices (“you violated the lease”) invite defenses. Overloaded notices (tons of fees, emotional language, threats) also backfire.
Step 3: Serve the Notice the Right Way and Keep Proof
Proof of service matters in Pennsylvania. PA legal aid guidance states the notice must be posted on the property or hand delivered. It also notes that regular mail is not sufficient evidence of hand delivery, while certified mail (with a signed return receipt) or even text/email may be considered if you can prove actual receipt.
Landlord best practice is to serve in a way that you can prove in court. Many landlords use a constable or process server and keep a signed proof-of-service statement.
Step 4: File the Landlord/Tenant Complaint With the Magisterial District Judge (MDJ)
After the notice period ends, the landlord files a Landlord/Tenant Complaint with the local MDJ. PA legal aid guidance explains that the MDJ office will schedule a hearing quickly (often within about 7 to 15 days from filing).
Bring a judge-friendly packet:
- Lease (if any) and addendums
- Notice to Quit + proof of service
- Ledger (for nonpayment)
- Photos, complaints, incident logs (for breach cases)
- A 1-page timeline of key dates
Step 5: The Hearing, Judgment, and the “Order for Possession”
At the hearing, the MDJ will decide whether to award money and/or possession. PA legal aid guidance explains the decision is issued as a Notice of Judgment, and that if the judge grants possession, the landlord must generally wait 10 days from the date judgment is entered before requesting the eviction order (the Order for Possession).
Then, the Order for Possession is served by a constable or sheriff’s deputy and will list the date/time the tenant must be out. If the tenant is still there at that time, the constable/sheriff can remove them.
Self-Help Eviction Traps (Don’t Do These in PA)
If you want the eviction to hold up, avoid tactics that look like a lockout or pressure campaign:
- Changing locks without the court process
- Shutting off utilities
- Removing doors/windows/appliances
- Threatening eviction in a way that looks retaliatory or discriminatory
Even when the tenant is clearly wrong, self-help moves can create liability and can weaken your court case.
Pennsylvania Eviction Cheat Sheet
| Eviction reason | Typical notice | Next step |
|---|---|---|
| Nonpayment of rent | 10-day Notice to Quit (often required) | File Landlord/Tenant Complaint with MDJ after notice expires |
| Lease breach / end of term | 15-day Notice to Quit (often required) | File with MDJ after notice expires |
| Tenant won’t leave after judgment | Wait required time after judgment | Request Order for Possession; constable/sheriff performs lockout |
AAOL Landlord Action Plan (Pennsylvania)
- Pick the eviction ground and gather proof.
- Serve a proper Notice to Quit and keep strong proof of service.
- File with the Magisterial District Judge after the notice period ends.
- Show up with a clean packet: lease, notice, proof, ledger/evidence, timeline.
- If you win possession, follow the waiting period, then request the Order for Possession.
- Let the constable/sheriff handle the physical removal.
If you want more landlord-first eviction guides, screening checklists, and lease tools, join the American Association of Landlords at https://aaol.org/subscription-plan/.
Disclaimer: This article is for informational purposes only and does not constitute legal advice. Pennsylvania landlord-tenant law can vary by lease terms, property type, and local court practice. Landlords should consult a qualified Pennsylvania attorney or housing professional before serving notices, filing an eviction, or taking action based on this information.
