Pennsylvania Lease Agreement Template
Fill in a short form and download a signature ready lease agreement that follows Pennsylvania landlord tenant rules. Pennsylvania's landlord tenant act requires specific disclosures and caps on deposits and fees. The controlling statute, 68 Pa. Cons. Stat. §§ 250.101 et seq., is cited in the PDF header. This is a software product, not legal advice.
No account. One-time payment. Signature-ready PDF in five minutes.
If any of these sound like you.
- ·You own one to five residential units in Pennsylvania and need a ready-to-sign lease without hiring an attorney for a simple tenancy.
- ·You are a first-time landlord and want a lease that already includes the state-required disclosures, deposit cap, and late fee cap.
- ·You have been reusing a generic template from a free site and are not sure if it covers the current Pennsylvania rules.
- ·You want one document for one tenancy, not a monthly subscription to a full property management platform.
Pennsylvania rules at a glance.
Pennsylvania caps residential security deposits at two months rent during the first year, reduced to one month after the first year. Philadelphia has additional tenant protections under the Good Cause Eviction Bill.
- Security deposit return
- 30 days
- Pay or quit period
- 10 days
- Month to month notice
- 15 days
The template mechanics.
The residential lease wizard asks for the landlord and tenants, the property address, the rent amount and due day, the security deposit, late fee details, and whether pets, smoking, or a pre 1978 unit apply. LeaseKit then assembles a fifteen section lease with the Pennsylvania specific disclosures, the correct deposit and late fee caps, and a signature block. The PDF is signature ready and formatted for printing or digital signing.
Honest limits.
LeaseKit is a document service built by a small team of legal researchers and developers, tailored to each state’s landlord tenant rules. For a lease agreement in Pennsylvania, we assemble the clauses that belong in the document and fill in your details.
It is not a substitute for a licensed attorney on a specific dispute. Housing law changes year to year. Template content is based on publicly available rules as of early 2026. Verify the notice periods and caps against current Pennsylvania law before using the PDF for anything time sensitive.
Common questions.
Does it cover the Pennsylvania-specific disclosures?+
Yes. The lease includes the federal lead paint disclosure (for pre-1978 units), Pennsylvania-mandated disclosures, the correct deposit cap, the state-specific late fee rule, and a signature block formatted for Pennsylvania.
Free templates exist. Why pay for this?+
Free blank templates are fine if you are comfortable researching which Pennsylvania clauses are mandatory, editing legal language yourself, and formatting the result for signature. This page generates a Pennsylvania-specific document with the required disclosures, caps, and notice periods already in place, as a signature-ready PDF. Pay $29 once, download, done.
Do you store my data?+
Submissions are HMAC signed and encoded in the URL, not saved to a database. No account. After you download, nothing about the submission is retained.
What if I need to make edits later?+
The PDF is a flat file once downloaded. If you want a revised version, run the wizard again with the updated inputs and download a fresh copy.
What landlords ask about PA
- What is the security deposit cap in Pennsylvania?
- Pennsylvania caps the security deposit at two months of rent during the first year and one month thereafter. Reference: 68 Pa. Cons. Stat. §§ 250.101 et seq.. A landlord taking more than the statutory cap can forfeit the right to deduct at move-out.
- How long does a landlord have to return a security deposit in Pennsylvania?
- Pennsylvania requires the landlord to return the security deposit (or an itemized statement of deductions) within 30 days of the tenant vacating. Reference: 68 Pa. Cons. Stat. §§ 250.101 et seq.. Missing the deadline can forfeit the landlord's right to withhold any portion of the deposit and, in some states, expose the landlord to double or treble damages.
- How much notice is required for a rent increase in Pennsylvania?
- Pennsylvania requires 30 days of advance written notice for a rent increase. Reference: 68 Pa. Cons. Stat. §§ 250.101 et seq..
- What is the late fee cap in Pennsylvania?
- Pennsylvania does not impose a specific statutory percentage cap on late fees. Courts generally require the fee to be reasonable and tied to the landlord's actual damages. Reference: 68 Pa. Cons. Stat. §§ 250.101 et seq..
- How many days is the pay-or-quit notice in Pennsylvania?
- Pennsylvania requires a 10-day pay-or-quit notice before an unlawful detainer or eviction filing can be initiated for non-payment of rent. Reference: 68 Pa. Cons. Stat. §§ 250.101 et seq..
- How much notice terminates a month-to-month tenancy in Pennsylvania?
- Pennsylvania requires 15 days of written notice to end a month-to-month tenancy. Reference: 68 Pa. Cons. Stat. §§ 250.101 et seq..
- What mandatory disclosures does Pennsylvania require in a lease?
- Pennsylvania leases must include these disclosures: Federal lead-based paint disclosure (pre-1978 units); Security deposit escrow and bank-name notice whenever deposit exceeds $100 (68 P.S. § 250.511b); Deposit interest obligation after the second anniversary of the tenancy; Utility shutoff notice rights. Missing a required disclosure can invalidate the lease's enforceability on that point and sometimes on the lease as a whole. Reference: 68 Pa. Cons. Stat. §§ 250.101 et seq..
- Which Pennsylvania statute governs landlord-tenant law?
- Pennsylvania caps residential security deposits at two months rent during the first year, reduced to one month after the first year. Philadelphia has additional tenant protections under the Good Cause Eviction Bill. The primary citation used across LeaseKit templates for this state is: 68 Pa. Cons. Stat. §§ 250.101 et seq..