Pennsylvania Lease Template, LeaseKit vs LegalZoom (68 P.S. + Philly Good Cause 2026)
Pennsylvania leases in 2026 have unusual rules: deposit cap drops from 2 months in year 1 to 1 month from year 2 (68 P.S. 250.511a/b), and deposits over $100 held more than 2 years must be in interest-bearing escrow (68 P.S. 250.512). Notice periods are 10/15/30 day split depending on breach and lease term. LeaseKit at $29 one-time stacks all this; generic templates from LegalZoom, Rocket Lawyer, eForms skip the year-1/year-2 split and miss the escrow rule.
## Pennsylvania 68 P.S. quirks
A Pennsylvania lease in 2026 needs:
- 68 P.S. 250.511a: 2-month deposit cap year 1.
- 68 P.S. 250.511b: 1-month cap from year 2.
- 68 P.S. 250.512: escrow + interest after 2 years for deposits >$100.
- 68 P.S. 250.501: notice periods (10 days non-payment, 15 days other under 1 year, 30 days other 1+ year).
- Pugh v. Holmes (1979): implied warranty of habitability, unwaivable.
- Philadelphia Code 9-810: Good Cause Eviction for tenancies of 1+ year (Philly only).
Price: $29 one-time.
Statute citations: Full 68 P.S. coverage including year-1/year-2 cap split, escrow disclosure, 10/15/30 split. Philadelphia Good Cause addendum for Philly properties.
Generate Pennsylvania lease at leasekit.io.
## LegalZoom, Rocket Lawyer, eForms, LawDepot
Common gap: no year-1/year-2 split. No escrow disclosure. Wrong notice period (often 30 days for non-payment when 10 is correct).
Pennsylvania one-time with year-2 deposit logic: LeaseKit at $29. Refunding the second-month deposit at year 2 (per 68 P.S. 250.511b) is the single most-missed PA rule by out-of-state landlords.
Pennsylvania Statutes are at legis.state.pa.us. Compare any template against 68 P.S. 250.511a/b and 250.512.