Free Pennsylvania Lease Agreement Template

A Pennsylvania lease agreement is a written contract between a landlord and a tenant that sets the terms for renting a residential property in Pennsylvania. It covers rent, due dates, late fees, the security deposit, utilities, maintenance, and move-out rules.

Landlords use a Pennsylvania lease agreement when renting out a house, apartment, condo, or room. Putting everything in writing helps prevent misunderstandings and makes sure both sides understand their responsibilities under Pennsylvania’s Landlord and Tenant Act of 1951.

Pennsylvania does not use a single standard lease, but state law sets important rules landlords must follow. Here are some of the main points to keep in mind when you create your Pennsylvania lease agreement:

• Rent limits: There is no statewide rent control or cap on rent amounts. Landlords and tenants can agree on any lawful rent amount as long as it is clearly written into the lease.
• Security deposits: For residential leases, the security deposit is generally limited to two months’ rent in the first year. In the second year and beyond, the maximum deposit drops to one month’s rent, and after five years with the same tenant the landlord cannot increase the deposit, even if the rental rate increases. These rules are explained in the Pennsylvania Office of Attorney General’s tenant-landlord rights guide, which summarizes 68 P.S. § 250.511a.
• Late fees: State law does not set a specific cap on late fees. However, fees must be reasonable and clearly described in the lease to be enforceable.
• Grace period: Pennsylvania does not require a grace period for late rent. If you want to offer one, you should include it in your written lease.
• Landlord entry: There is no statewide statute that sets a fixed notice period for landlord entry into a rental unit. Even so, the Pennsylvania Attorney General recommends giving reasonable advance notice for non-emergency entry and limiting visits to reasonable times of day, except in emergencies.

Document Genius’s guided form helps you reflect these rules in your Pennsylvania lease agreement so your terms are clear and easier to follow.

Pennsylvania has detailed rules on how much security deposit a landlord may collect and how it must be handled.

• Maximum amount: During the first year of a residential lease, a landlord may not require more than two months’ rent as a security deposit. From the second year onward, the maximum deposit is one month’s rent. After a tenant has lived in the unit for five or more years, the landlord cannot increase the deposit, even if rent goes up. These limits appear in 68 P.S. § 250.511a, summarized in the Pennsylvania Attorney General’s consumer guide.
• Escrow account: If a residential security deposit is more than $100, it must be held in an escrow account at a bank or similar institution that is properly regulated. The landlord must give the tenant written notice with the bank’s name, address, and the amount on deposit, as required by 68 P.S. § 250.511b.
• Interest after two years: For deposits held more than two years in an interest-bearing escrow account, the landlord may keep 1% per year as an administrative fee. The remaining interest must be paid to the tenant each year. These rules are also laid out in 68 P.S. § 250.511b.
• Return deadline: Within 30 days after the lease ends or the landlord accepts surrender of the unit, the landlord must either return the security deposit or send a written, itemized list of lawful deductions and refund any remaining balance. This requirement is set out in 68 P.S. § 250.512 and discussed in the Attorney General’s guidance on security deposit recovery.
• Deductions and penalties: Landlords may deduct unpaid rent and the reasonable cost of repairing damage beyond normal wear and tear. If a landlord does not provide the written itemized list within 30 days, they may lose the right to keep any part of the deposit and can be liable for up to double the deposit amount.

In your Pennsylvania lease agreement, use a clear security deposit section to explain the amount, where it will be held, what it can be used for, and how and when it will be returned.

Pennsylvania gives landlords flexibility with rent amounts and terms, but your lease should spell out the details.

• Rent amount: There is no statewide rent control in Pennsylvania. Landlords and tenants may agree to any lawful rent amount, as long as it is clearly written into the lease.
• Due date and method: State law does not set a default due date, so your lease should state when rent is due (for example, the first of each month) and how it must be paid (online, check, money order, and so on).
• Late fees: Pennsylvania law does not set a specific cap on late fees, but courts expect fees to be reasonable and not excessive. Late fees should be described in the lease so tenants understand when they apply and how they are calculated.
• Grace period: There is no mandatory grace period for late rent. If you want to offer a grace period, include it in your Pennsylvania lease agreement so everyone knows when late fees begin.
• Non-payment of rent: If a tenant does not pay rent, landlords must follow the notice and eviction steps under the Landlord and Tenant Act of 1951 and related court rules. Local courts and legal aid sites explain the current notice, filing, and hearing timelines.

Document Genius makes it easy to add due dates, late fees, and payment instructions directly into your Pennsylvania lease agreement so expectations are clear from the start.

Pennsylvania law divides responsibility for maintaining the property between landlords and tenants, even though it does not spell out a specific notice rule for entry.

Landlord Responsibilities

• Safe and livable housing: Landlords must provide a habitable property that meets basic health and safety standards. This includes working plumbing, heat, and hot water, as described in the Attorney General’s tenant-landlord rights guide.
• Repairs: When tenants report serious maintenance issues, landlords must make repairs within a reasonable time. If conditions make the property unlivable and the landlord does not act, tenants may have remedies such as rent withholding or repair-and-deduct, depending on the facts and local court decisions.
• Right of entry: Pennsylvania statutes do not set a specific statewide notice requirement for landlord entry. However, legal guides recommend giving reasonable advance written notice for non-emergency visits and entering only at reasonable times, except in true emergencies such as fire, major leaks, or dangerous conditions.

Tenant Responsibilities

• Day-to-day upkeep: Tenants are expected to keep the unit reasonably clean, use fixtures properly, and avoid causing damage beyond normal wear and tear.
• Reporting problems: Tenants should promptly report leaks, safety hazards, or other serious issues so the landlord can make repairs. If problems are not reported, tenants may be responsible for any extra damage that results.
• Access for repairs: Tenants should allow reasonable access for repairs or inspections after the landlord gives notice, except when the request is clearly unreasonable.

Your Pennsylvania lease agreement can describe how tenants should report repairs, how quickly you will respond, and how you will give notice before entering the rental property.

Some disclosures are required by federal law, and Pennsylvania law adds a few more duties for landlords.

• Lead-based paint disclosure: For most homes built before 1978, federal law requires a lead-based paint disclosure and an EPA information pamphlet under 42 U.S.C. § 4852d.
• Security deposit notice: For residential deposits over $100, landlords must place the money in a qualifying escrow account and provide written notice with the bank name, address, and amount deposited, as required by 68 P.S. § 250.511b.
• Landlord contact information: While the statute does not use the word “disclosure form,” leases should identify the owner or property manager who can receive legal notices and rent. Many Pennsylvania landlord-tenant guides treat this as standard best practice.
• Other local notices: Some cities or counties may require additional disclosures, such as local rental license information or utility billing practices. Check local housing or code enforcement websites for any extra rules.

Document Genius allows you to add these disclosures directly to your Pennsylvania lease agreement, so important information is easy for tenants to find.

Ending a Pennsylvania lease depends on the type of tenancy and what your agreement says.

• Fixed-term leases: A fixed-term lease usually ends on the date listed in the agreement. If both parties want to continue, they can sign a renewal or agree to convert to a month-to-month tenancy.
• Month-to-month tenancies: For most residential month-to-month leases, either the landlord or the tenant may end the tenancy by giving at least 30 days’ written notice before the next rental period, as described in Pennsylvania landlord-tenant guides based on the Landlord and Tenant Act of 1951.
• Early termination and breach: If a tenant breaks the lease early or seriously violates the agreement, landlords must follow the proper notice and court process before regaining possession. Courts may allow landlords to recover unpaid rent and certain damages, subject to a duty to mitigate by trying to re-rent the unit.
• Abandoned property: When a tenant moves out and leaves belongings behind, landlords must follow the “abandoned property” rules in 68 P.S. § 250.505a. In many cases, tenants have ten days from the postmark date of the notice to arrange retrieval, and landlords who receive a request to hold the property must store the items for up to 30 days at the tenant’s cost, as outlined by Pennsylvania legal aid resources on left-behind belongings.

In your Pennsylvania lease agreement, clearly explain how much notice is required, how tenants should give notice, and what happens if belongings are left behind. That way, move-out is more predictable for everyone involved.