Pennsylvania Eviction Process
Court: Magisterial District Court (MDJ) — for the district where property is located
(uncontested)
(contested)
Notice Types
10-Day Notice to Quit (Nonpayment)
Written notice required before filing. Must state amount owed and demand payment or vacation.
15-Day Notice to Quit (Lease Violation)
For breach of lease terms. Tenant has right to cure.
30-Day Notice to Terminate
For month-to-month tenancy termination. Must correspond to end of rental period.
Step-by-Step Process
Serve written notice to quit
Deliver personally, leave with adult, post on door, or mail. Keep proof of service.
Wait for notice period +10 days
10 days for nonpayment, 15 days for violations, 30 days for no-fault.
File complaint at Magisterial District Court +1 days
File landlord-tenant complaint. Hearing scheduled within 7-15 days. Pay filing fee.
Constable serves complaint +3 days
Constable serves tenant at least 10 days before hearing.
MDJ hearing +10 days
Both parties appear. Informal hearing. Bring lease, notices, payment records. Judge rules same day.
Judgment — wait 10 days +10 days
Tenant has 10 days to appeal to Court of Common Pleas. If no appeal: request order for possession.
Order for possession issued +2 days
After 10-day appeal period: court issues Order for Possession. Constable executes.
Constable enforces +5 days
Constable posts notice and executes order. Tenant must vacate.
Key Warnings
- Philadelphia has additional just-cause eviction protections and mandatory diversion program.
- Tenant may appeal MDJ ruling to Court of Common Pleas — adds 30-60 days.
- Self-help eviction is illegal. Pennsylvania Landlord and Tenant Act §504.
- Philadelphia Tenant Protection Law requires landlords to state reason for non-renewal.
Court & Filing Details
| Court | Magisterial District Court (MDJ) — for the district where property is located |
|---|---|
| Filing Fee | $92–$150 depending on district |
| Statute | Pennsylvania Landlord and Tenant Act of 1951 (68 P.S. §§250.101 et seq.) |
| Find the Court | Magisterial District Court for the magisterial district where property is located |
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