Pennsylvania Rental Lease Agreement Templates

Pennsylvania Rental Lease Agreement Templates

A Pennsylvania lease agreement is a binding contract that a property owner and tenant sign to record the terms of a rental. It covers the monthly rent, lease duration, deposit requirements, maintenance obligations, and any restrictions on use of the property.

Pennsylvania caps security deposits at two months’ rent during the first year of a tenancy and one month’s rent for each year after that. Landlords must place deposits in an escrow account and may only use them for unpaid rent or actual damage beyond normal wear.

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Types (6)

Commercial (PDF)

For leasing office, retail, industrial, or other non-residential space to a business tenant under negotiated terms.

 

Lease-Purchase (PDF)

Combines a standard lease with a purchase option, allowing tenants to buy the property at an agreed-upon price during or after the lease period.

 

Month-to-Month

A flexible arrangement that renews each month. Either party may end it with proper written notice as required by state law.

 

Roommate (PDF)

Sets expectations between tenants sharing a rental, covering responsibilities such as rent, utilities, and household duties.

 

Standard (Residential)

The most common lease for residential rentals. Typically structured for a 1-year term and compliant with Pennsylvania’s Landlord and Tenant Act.

 

Sublease (PDF)

Allows a current tenant to transfer part or all of their lease obligations to a new tenant, subject to the landlord’s approval.

 

Addendums (6)


Lease Extension (Form CLT)

Download: PDF

 


Pets (Form PAL)

Download: PDF

 


Mold

Download: PDF

 


Drug-Free Housing

Download: PDF

 


Low-Income Housing Credit

Download: PDF

 


Lease Extension Template

Download: PDF

 

Renting in Pennsylvania

Most Common Rental Type Apartments
Average Rent $1,252/mo
Households That Rent 30.7%
Average Renter Household Size 2.0
Rental Vacancy Rate 6.9%

Source: U.S. Census Bureau, American Community Survey (2024)[6] & Housing Vacancy Survey (2024)[7]

What is a Pennsylvania Lease Agreement?

A Pennsylvania lease agreement sets out the rules that a landlord and tenant must follow during a rental. It establishes each party’s responsibilities so that both sides have a clear reference throughout the tenancy.

Pennsylvania requires landlords to return security deposits within 30 days of the lease ending, and failure to do so entitles the tenant to double the deposit amount. The state also requires landlords to keep rental units in habitable condition and to provide at least 24 hours’ notice before entering an occupied unit.

State Laws & Guides

Laws: Landlord and Tenant Act of 1951 (§§ 250.101 to 250.602)

Landlord-Tenant Guides / Handbooks

When is Rent Due?

Pennsylvania state law is silent on when rent should be paid by tenants. The rental contract should make clear when and where rent should be paid. State law is also silent on matters regarding rent grace periods.

Landlord’s Access

Emergency: No statute. Federal law protects a landlord’s right to enter a rental unit or building in the event of an emergency.

Non-Emergency: No statute. The conditions of entry in non-emergency situations should be stated in the lease. Landlords are recommended to provide tenants with at least 24 hours notice before making entry.

Landlord’s Duties

Pennsylvania does not have a comprehensive statutory list of landlord obligations. The state’s implied warranty of habitability, established through case law, requires landlords to:[1]

  • Habitability: Maintain rental units in a condition fit for human habitation throughout the lease.
  • Repairs: Make necessary repairs to keep the structure, plumbing, heating, and electrical systems in working order.
  • Building Codes: Comply with all applicable local building and housing codes.
  • Common Areas: Keep shared spaces clean, safe, and in good repair.
  • Essential Services: Provide running water, hot water, and heat (during appropriate seasons) unless the lease assigns utility responsibilities to the tenant.

Tenant’s Duties

Tenants in Pennsylvania are expected to comply with the following general obligations under state law and their lease:[1]

  • Cleanliness: Keep the rental unit in a clean and sanitary condition.
  • Waste: Dispose of all garbage and rubbish in a safe and clean manner.
  • Appliances: Use plumbing, electrical, and other fixtures in the manner they were designed to be used.
  • Property Care: Not damage, deface, or remove any part of the rental premises.
  • Compliance: Follow all applicable local housing and building codes relating to health and safety.
  • Neighbors: Conduct themselves in a way that does not disturb the peaceful enjoyment of other tenants.

Required Disclosures

Lead Paint Disclosure: Landlords should have tenants sign a lead paint disclosure form at the start of the lease for properties built before 1978. They should also provide the EPA-created brochure on lead hazards.[5]

Security Deposits

Maximum: During the 1st year of the lease, the maximum security deposit a landlord may demand is 2 months’ rent. During the 2nd and any later years of the lease, or during any renewal of the original lease, the security deposit cannot exceed 1 month’s rent.[2]

Returning to Tenant: A landlord must return a security deposit to a tenant within 30 days of termination of a lease or upon surrender and acceptance of the premises, whichever first occurs. If the landlord plans to retain any portion of the deposit as compensation for damages, they must provide the tenant with a written list of such damages along with the balance owed.[3]

Deposit Interest: Tenants are entitled to receiving interest from their deposit on the anniversary of the signed lease. For administrative expenses, landlords can collect 1% per year.[4]