Two ways to rent in Pennsylvania
The same free builder makes both — pick the one that fits and the agreement adapts automatically.
Standard Residential Lease Agreement
A fixed-term lease with set start and end dates (usually one year) — best for a long-term tenant.
Create a fixed-term leaseMonth-to-Month Rental Agreement
A flexible tenancy that renews each month and ends with proper written notice from either party.
Create a month-to-month agreementOverview
Renting out a home in Pennsylvania? A residential lease agreement is the contract that protects both sides — it sets the rent, the term, the deposit, and the rules the landlord and tenant agree to, and it's your proof of what was agreed if a dispute ever comes up. Pennsylvania residential tenancies are governed by the Landlord and Tenant Act of 1951, which controls security deposits and the notice needed to end a tenancy.
Pennsylvanialease rules & requirements
Security deposit
Pennsylvania caps the security deposit at two months' rent during the first year of the tenancy, dropping to one month's rent from the second year on. The landlord must return the deposit, with a written list of any deductions, within 30 days after the tenant moves out. Deposits over $100 held past the second year must sit in an interest-bearing escrow account.
Late fees
Pennsylvania has no statute that caps residential late fees, so the lease controls the amount. The fee should be reasonable and tied to the actual cost of the late payment, and it must be clearly stated in the written lease to be enforceable.
Landlord entry & notice
Pennsylvania has no statute setting how much notice a landlord must give before entering, so the lease controls. The tenant still has a right to reasonable privacy, so spelling out a notice window — 24 hours is standard — protects both the landlord and the tenant.
Required disclosures
Pennsylvania's only statewide rental disclosure is the federal lead-based-paint disclosure, required for homes built before 1978, along with the EPA pamphlet and any known lead hazards. There is no statewide mold or flood disclosure requirement, though some cities add local rules, so check the local ordinance.
Ending the lease
A fixed-term lease simply ends on its end date. For a month-to-month tenancy, the Landlord and Tenant Act sets a 15-day written-notice default; many leases instead require 30 days, and the lease term controls if it states a longer period.
Does it need notarizing?
No. A Pennsylvania residential lease doesn't need to be notarized or witnessed — it's binding once the landlord and tenant(s) sign. Each party should keep a signed copy.
This is general information, not legal advice. Confirm the current rules under the Pennsylvania Landlord and Tenant Act of 1951 (68 P.S. 250.101 et seq.).
How to write a Pennsylvania lease agreement
- 1
Choose the lease type — a fixed-term lease (set start and end dates) or a month-to-month tenancy.
- 2
Add the property details and the landlord's and tenant(s)' full legal names and addresses.
- 3
Set the monthly rent, the due date, accepted payment methods, and any late or NSF fees.
- 4
Set the security deposit (no more than two months' rent in year one) and when it's returned, plus any pet, parking, smoking, or utility terms.
- 5
Add the required disclosures (lead-based paint for pre-1978 homes) and any house rules.
- 6
The landlord and every tenant sign and date the lease — and each keeps a copy.
Ready to create your Pennsylvania lease agreement?
Fill the form, watch it build live, and download the PDF — free, no signup.
Open the free builderWhat to include
- Landlord & tenant(s) — names and addresses
- Property, lease type & term
- Rent — amount, due date & payment methods
- Security deposit, late & NSF fees
- Pets, parking, smoking & utilities
- Disclosures & signatures
Pennsylvania lease agreement FAQ
Does a Pennsylvania residential lease need to be notarized?
No. A residential lease in Pennsylvania doesn't have to be notarized or witnessed. It's legally binding once the landlord and tenant(s) sign it.
Is there a limit on the security deposit in Pennsylvania?
Yes. Pennsylvania caps the deposit at two months' rent during the first year of the tenancy, then at one month's rent from the second year on.
How long does a Pennsylvania landlord have to return the deposit?
30 days after the tenant moves out, along with a written list of any deductions. A landlord who fails to do so can be liable for up to twice the amount wrongfully withheld.
How much can a late fee be in Pennsylvania?
Pennsylvania doesn't cap late fees by statute, so the lease sets the amount. It should be reasonable, tied to the actual cost of the late payment, and clearly written into the lease to be enforceable.
How much notice ends a month-to-month lease in Pennsylvania?
The Landlord and Tenant Act sets a 15-day written-notice default for a month-to-month tenancy. Many leases require 30 days instead, and a longer period stated in the lease controls.
Does the landlord have to give notice before entering in Pennsylvania?
Pennsylvania has no statute setting a notice period, so the lease governs. The tenant still has a right to reasonable privacy, so including a 24-hour notice clause is standard practice and protects both sides.
What must a Pennsylvania lease disclose?
The only statewide rental disclosure is the federal lead-based-paint disclosure for pre-1978 homes, with the EPA pamphlet and any known lead hazards. There is no statewide mold or flood disclosure, but some cities add local requirements.
Is this Pennsylvania lease agreement really free?
Yes — completely. Fill it in, preview it live, and download the PDF with no signup, no credit card, and no watermark. Unlike sites that charge a fee or push a subscription to download, there's nothing to pay here.