Pennsylvania (PA) eviction guide
Quick answer
To evict a tenant in Pennsylvania, serve the correct written notice (10 days for nonpayment of rent, 15 or 30 days for lease violations depending on tenancy length), then file a Landlord/Tenant Complaint at the Magisterial District Court once the notice expires. The court schedules a hearing within about 7 to 15 days of filing, and the entire process from notice to lockout typically takes 5 to 10 weeks if the tenant does not appeal.
| Legal grounds | Nonpayment of rent, lease violation, illegal activity, holdover after lease ends |
|---|---|
| Minimum notice | 10 days (nonpayment or illegal activity) |
| Where to file | Magisterial District Court (or Philadelphia Municipal Court) |
| Filing fee | About $100 to $170 depending on the dollar amount claimed |
| Typical timeframe | 5 to 10 weeks notice to lockout |
Used for nonpayment of rent or illegal drug activity; tenant must pay, cure, or vacate within 10 days.
Used for lease violations or non-renewal when the tenant has lived at the property for one year or less.
Used for lease violations or non-renewal when the tenant has lived at the property for more than one year.
Tells the tenant to leave with no option to cure; timing follows the same schedule as above based on tenancy length and grounds.
| Step | Timeframe | What happens |
|---|---|---|
| 1. Serve the written notice | 10 to 30 days | Deliver the correct Notice to Quit personally, by posting it on the door, or by mail; the clock starts when the tenant receives it. |
| 2. File the Landlord/Tenant Complaint | 1 to 3 days | If the tenant has not paid, cured, or moved out, file Form AOPC 302B at the local Magisterial District Court and pay the filing fee (about $100 to $170). |
| 3. Court serves the summons | 3 to 7 days | The court sends the summons and complaint to the tenant by constable or certified mail, and schedules a hearing date. |
| 4. Attend the eviction hearing | 7 to 15 days after filing | Both parties appear before the Magisterial District Judge; bring your lease, notice proof, and any rent records. |
| 5. Request the Order for Possession | After judgment, 11-day wait | If the judge rules in your favor, request an Order for Possession; the tenant has 10 days to appeal and an additional 11 days before the order can be enforced. |
| 6. Constable executes the lockout | 1 to 3 days after order is active | A constable or sheriff posts the order and, if the tenant has not left, physically removes them and returns possession to the landlord. |
Filing a Landlord/Tenant Complaint at the Magisterial District Court costs about $100.50 for claims of $2,000 or less, $122.50 for claims up to $4,000, and $167 for claims up to $12,000, per the 2025 Pennsylvania court cost table. Add constable or sheriff fees for serving the summons and executing the Order for Possession, plus attorney fees if you hire one, bringing common totals to roughly $300 to $800 for an uncontested case.
After the Magisterial District Judge enters a judgment for possession, the landlord requests an Order for Possession from the same court. The tenant has 10 days to file an appeal to the Court of Common Pleas (which stays the order), and then an additional 11 days must pass before the constable or sheriff can act. Self-help eviction, meaning changing locks, removing doors, or shutting off utilities to force a tenant out, is illegal in Pennsylvania regardless of the circumstances.
General information, not legal advice. Governing statute: Pennsylvania Landlord and Tenant Act of 1951, 68 P.S. SS 250.101 to 250.602. Self-help eviction is illegal everywhere; always follow the court process.
Pennsylvania eviction FAQ
A Pennsylvania eviction typically takes **5 to 10 weeks** from the day you serve the notice to the day the constable executes the lockout. Nonpayment cases are faster because the notice is only 10 days; cases involving tenants who appeal the judgment can stretch to 3 months or more.
The Magisterial District Court filing fee alone is about **$100 to $170** based on the amount you are claiming, per the 2025 official court cost table. Total out-of-pocket costs including constable service fees commonly run **$300 to $800** without an attorney, and higher if the tenant contests the case.
No. Pennsylvania law strictly prohibits self-help evictions. A landlord who changes locks, removes the tenant's belongings, or shuts off utilities without a court order can face civil liability. You must obtain a judgment and an Order for Possession executed by a constable or sheriff.
If the tenant stays after the notice period expires, you file a Landlord/Tenant Complaint at the Magisterial District Court. The court schedules a hearing, and if you win the judge issues an Order for Possession that a constable enforces. You cannot remove the tenant yourself.
Yes, a tenant can file an **appeal to the Court of Common Pleas within 10 days** of the judgment, which automatically pauses the Order for Possession. The tenant may also be required to post a bond covering any unpaid rent and future rent during the appeal period.
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