Pennsylvania is a high-demand state for lease templates because the market is big (Philadelphia + Pittsburgh + college towns), and landlords regularly deal with the same repeat problems: unclear utility responsibility, weak guest/occupancy rules, sloppy move-in documentation, and vague repair reporting.
This page gives you two templates you can publish directly on your site (no downloads):
- Section A: Pennsylvania residential lease template (apartment/house)
- Section B: Pennsylvania room rental / ADU-style agreement (roommate-style)
How to use this page
- Copy the template text into your own document.
- Fill in the bracketed fields.
- Keep the structure.
- If you change terms later, do it as a signed addendum.
Quick Pennsylvania landlord checklist (before you sign)
- Decide: fixed-term vs month-to-month.
- Confirm your security deposit amount and document move-in condition.
- Spell out utilities (especially water/sewer/trash) and any shared meter method.
- Put maintenance reporting and emergency procedures in writing.
- Add clear guest/occupancy limits.
- If the property is in a city with extra rules (like Philadelphia or Pittsburgh), attach any required addenda.
SECTION A — Pennsylvania Residential Lease Agreement Template (Apartment/House)
1) Parties, property, and term
1.1 Landlord/Owner/Agent Landlord/Owner: [Landlord Legal Name] Mailing Address: [Landlord Mailing Address] Phone: [Phone] Email: [Email] Agent/Manager (if any): [Name + Company]
1.2 Tenant(s) Tenant(s): [Full Legal Names of all adult tenants]
1.3 Premises Property Address: [Street Address, Unit #, City, PA ZIP] Included areas: [parking/storage/basement access/etc.] Excluded areas: [owner closet, etc.]
1.4 Lease term Type: ☐ Fixed-term lease ☐ Month-to-month Start date: [Date] End date (if fixed): [Date]
1.5 Purpose The Premises will be used as a private residence only by the approved occupants listed in this Lease.
2) Rent, fees, and payment rules
2.1 Monthly rent Rent: $[Amount] per month.
2.2 Due date Rent is due on the [1st] day of each month.
2.3 Payment method Rent must be paid by: [online portal / ACH / check / money order]. Payment location/address: [Address / Portal URL].
2.4 Late fees If rent is not received by [time/date], Tenant may be charged a late fee to the extent permitted by Pennsylvania law and this Lease.
2.5 Returned payment fee Returned payment fee: $[Amount] (as permitted by law).
3) Security deposit (Pennsylvania)
3.1 Deposit amount Security deposit: $[Amount].
3.2 What the deposit can be used for Tenant agrees the deposit may be used for unpaid rent, cleaning beyond normal wear and tear, repair of damages beyond normal wear and tear, and other lawful charges.
3.3 Move-in condition documentation Tenant agrees to complete a move-in condition checklist within [3] days of move-in and return it to Landlord. Photos/video are strongly recommended.
4) Utilities and services
Tenant is responsible for: [electric/gas/water/sewer/trash/internet/etc.]. Landlord is responsible for: [list]. Shared meters: [explain allocation method if applicable].
5) Occupants, guests, and subletting
5.1 Approved occupants Only the following occupants may reside at the Premises: [Names].
5.2 Guests Guests may not stay more than [X] consecutive days or [Y] total days in a [30]-day period without written approval.
5.3 No subletting without consent Tenant may not sublet or assign this Lease without Landlord’s written consent.
6) Maintenance, repairs, and habitability
6.1 Tenant maintenance duties Tenant will keep the Premises clean and sanitary, dispose of trash properly, use fixtures/appliances properly, and promptly report leaks, mold, pests, or safety issues.
6.2 Repair requests Repair requests must be submitted to: [email/portal/phone]. In emergencies, Tenant must call: [phone].
6.3 No unauthorized repairs Tenant may not hire contractors or deduct costs from rent unless legally allowed and properly documented.
6.4 Snow/ice and exterior care (if applicable) Tenant responsibilities: [snow removal / salting / walkway clearing]. Landlord responsibilities: [roof, gutters, major exterior repairs].
7) Entry and inspections
Landlord may enter the Premises as permitted by Pennsylvania law and this Lease, including for repairs, inspections, showing the unit, or emergencies. Except in emergencies, Landlord will provide reasonable notice when practical.
8) Rules: smoking, pets, noise, and conduct
8.1 Smoking ☐ No smoking anywhere on the Premises ☐ Smoking allowed only in: [location]
8.2 Pets ☐ No pets allowed ☐ Pets allowed with written approval: [pet details] Pet deposit/fee (if any): $[Amount] (if lawful). Service animals/assistance animals will be handled per applicable fair housing laws.
8.3 Noise and nuisance Tenant will not disturb neighbors or create a nuisance.
8.4 Illegal activity No illegal activity is permitted on or near the Premises.
9) Alterations and improvements
Tenant may not paint, mount TVs, install locks, or make alterations without written consent. Any approved alterations must be performed in a workmanlike manner.
10) Insurance
Tenant is strongly encouraged (or required, if you choose) to carry renter’s insurance with liability coverage of at least $[Amount] and provide proof upon request.
11) Default and enforcement
If Tenant breaches the Lease, Landlord may serve notices and pursue remedies allowed by Pennsylvania law, including eviction where permitted.
12) Renewal and rent increases
12.1 Renewal If fixed-term, this Lease ends on the end date unless renewed in writing.
12.2 Rent increases Rent may be increased at renewal or during month-to-month tenancy with notice as required by this Lease and applicable law.
13) Pennsylvania disclosures and add-ons (add what applies)
Common items to include/attach in Pennsylvania:
- Lead-based paint disclosure (for older housing where required)
- Building/HOA rules (trash, noise, parking)
- Smoke/CO detector acknowledgment
- Local city addenda (if your city requires specific language)
14) Notices
Notices must be delivered as permitted by Pennsylvania law and to these addresses:
- Landlord notice address: [Address/Email if allowed]
- Tenant notice address: [Premises address / email if allowed]
15) Entire agreement
This Lease is the entire agreement. Changes must be in writing and signed.
16) Signatures
Landlord/Agent: _______________________ Date: __________ Tenant: ______________________________ Date: __________ Tenant: ______________________________ Date: __________
SECTION B — Pennsylvania Room Rental / ADU Lease Template (Roommate-Style)
This section is for renting a room in a house, renting to a roommate, or certain ADU situations where the living arrangement is shared or partially shared. The goal is to reduce friction: define private space, shared space, and house rules in writing.
1) Parties and space definition
1.1 Landlord/Primary Resident Name: [Name] Address: [Address]
1.2 Tenant/Room Renter Name: [Tenant Name]
1.3 Property and room Property Address: [Address] Tenant’s private space: [Bedroom # / description] Shared spaces: [kitchen, living room, bathrooms, laundry, yard, etc.] Storage/parking: [details]
2) Term and house rules
2.1 Term ☐ Month-to-month ☐ Fixed-term Start date: [Date] End date (if fixed): [Date]
2.2 House rules (be specific)
- Quiet hours: [times]
- Guests: [limits]
- Cleaning: [schedule/expectations]
- Kitchen use: [rules]
- Laundry: [days/times]
- Smoking: [policy]
- Pets: [policy]
- Parking: [assigned spot / street rules]
3) Rent and utilities (room rental)
3.1 Rent Rent: $[Amount] per month, due on the [1st].
3.2 Utilities Utilities included: [list] Utilities split method: [50/50, per person, fixed amount, etc.]
4) Security deposit
Deposit: $[Amount], subject to Pennsylvania rules and lawful deductions.
5) Privacy and entry
Tenant’s private room is private. Landlord will provide reasonable notice before entry except in emergencies.
6) Ending the agreement
Month-to-month termination requires proper notice under Pennsylvania law and this agreement. Fixed-term ends on the end date unless renewed in writing.
7) Disclosures
Include the same Pennsylvania disclosures that apply (lead paint where required, smoke/CO detector acknowledgment), plus shared-housing disclosures (like cameras in common areas, if any).
8) Signatures
Landlord/Primary Resident: __________________ Date: __________ Room Renter: _____________________________ Date: __________
Pennsylvania-specific guidance (plain English)
Utilities and shared meters: don’t leave it vague
A lot of PA disputes come down to “who pays what.” If anything is shared, write down the split method and when it can change.
Winter issues: set snow/ice expectations
If the tenant is responsible for snow removal, say exactly what areas, what timing, and what happens if they don’t.
Repairs: keep one written channel
Require repair requests through one channel (email/portal). If it’s not written down, it didn’t happen.
Common mistakes that backfire in Pennsylvania
- Vague utility responsibility (especially water/sewer)
- Weak guest/occupancy rules (extra occupants become a long-term issue)
- No move-in documentation (deposit disputes become unwinnable)
- No snow/ice language for winter properties
- Side agreements by text instead of a signed addendum
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Legal disclaimer
This page is for informational purposes only and does not constitute legal advice. Landlord-tenant laws can vary by city and change over time. For advice on your specific situation, consult a qualified Pennsylvania attorney or local housing professional.
