What Should Landlords Know About Eviction Laws?

Evicting a tenant is one of the most difficult situations a landlord can face. It’s stressful, time-consuming, and if not handled correctly, can lead to costly legal trouble. Understanding eviction laws is essential for Pittsburgh landlords who want to protect their rental property and stay compliant with Pennsylvania regulations.

In this blog, we’ll walk through what every landlord should know about eviction laws, from legal grounds to proper notice and the court process.

Understanding When Eviction Is Legal

In Pennsylvania, a landlord can only evict a tenant for specific, legally valid reasons.

These include:

• Nonpayment of rent: The most common reason for eviction.

• Lease violations: Such as having unauthorized occupants, pets, or causing property damage.

• End of lease term: If the tenant remains in the property after the lease has expired and has not renewed.

• Illegal activity: Using the property for unlawful purposes.

  
  

Eviction cannot be used as retaliation, discrimination, or punishment for exercising tenant rights. Doing so could result in serious legal consequences for the landlord.

Providing Proper Notice Before Eviction

Pennsylvania law requires landlords to give tenants written notice before starting the eviction process. The type and duration of the notice depend on the reason for eviction.

Here’s a quick breakdown:

• Nonpayment of Rent: A 10-day Notice to Pay or Quit gives tenants 10 days to pay what they owe or vacate the property.

• Lease Violation: A 15-day Notice to Quit applies to leases less than one year, and a 30-day Notice to Quit applies to leases longer than one year.

• End of Lease: Landlords must give written notice if they do not intend to renew the lease, typically 15 to 30 days in advance, depending on the lease term.

  
  

Notices must be delivered properly, either in person or by certified mail, to be legally valid.

Never Attempt a “Self-Help” Eviction

It’s important for landlords to remember that self-help evictions are strictly illegal in Pennsylvania. This means you cannot:

• Change the locks

• Shut off utilities

• Remove a tenant’s belongings

• Intimidate or threaten the tenant to leave

  
  

Only a court order can authorize the removal of a tenant. Trying to force an eviction outside the legal system can lead to fines or even a lawsuit against the landlord.

Filing for Eviction Through the Court

If the tenant does not comply with the eviction notice, the next step is to file a Landlord-Tenant Complaint in the local magisterial district court.

After filing:

1. The court will schedule a hearing, usually within 7 to 15 days.

2. Both landlord and tenant can present their side of the case.

3. If the landlord wins, the court issues a Judgment for Possession, giving the tenant 10 days to move out voluntarily.

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If the tenant still refuses to leave after this period, the landlord can request an Order for Possession, which authorizes a sheriff or constable to remove the tenant legally.

Handling Security Deposits After Eviction

Once the tenant vacates the property, landlords must handle the security deposit properly. Pennsylvania law requires landlords to return the deposit or provide an itemized list of deductions for damages within 30 days of the tenant moving out.

Failing to return the deposit within this period could make the landlord liable for double the deposit amount in damages.

Common Mistakes Landlords Should Avoid

Even well-meaning landlords can make mistakes during eviction. Here are a few to watch out for:

• Skipping proper notice before filing in court

• Accepting partial rent payments after filing, which can delay the process

• Failing to document lease violations or communication

• Using vague lease terms that make enforcement difficult

  
  

To stay legally compliant, it’s best to keep detailed records of rent payments, lease agreements, and all communication with tenants.

How Property Managers Help Landlords with Evictions

Evictions require precision and legal compliance. Property managers handle the entire process for landlords, ensuring that every step follows Pennsylvania law. Their services often include:

• Drafting and delivering proper notices

• Coordinating with attorneys and local courts

• Managing all communication with tenants

• Ensuring the eviction process is fair, consistent, and documented

  
  

By having a professional manage the situation, landlords avoid costly mistakes and protect their investment.

Let’s Help You Handle Evictions the Right Way

At Nulf Management Services, we understand that evictions can be complicated and stressful. Our experienced team helps Pittsburgh landlords navigate every legal step while maintaining professionalism and fairness.

We handle notices, court filings, and tenant communication to ensure your property is protected and your rights are upheld.

Call 412-228-5783 or fill out our online form today to learn how we can help you manage your rental properties and handle evictions the right way.