Pennsylvania Lease Renewal Rules: Rights & Deadlines for Renters

Renewing a lease in Pennsylvania can be a straightforward process when you understand your rights, the required notice periods, and how to handle issues like rent increases. This guide provides renters with clear, actionable information on how lease renewals work in Pennsylvania, including important forms and resources.

Your Legal Rights with Lease Renewals in Pennsylvania

In Pennsylvania, landlords and tenants must follow specific rules when a lease comes to an end. These rules exist to ensure both sides are treated fairly under state law.

• If you have a fixed-term lease (like a one-year lease), it typically ends on the stated date unless renewed or converted month-to-month.
• For month-to-month leases, the law requires written notice before ending or changing the terms of your lease.
• Pennsylvania law does not require a landlord to automatically renew a lease, but you have rights if your landlord wants you to leave, raise your rent, or change terms.

The primary legislation governing these rules is the Pennsylvania Landlord and Tenant Act¹.

Notice Periods and Renewal Deadlines

Understanding required notice periods helps you avoid last-minute surprises.

• Fixed-term leases: Unless your lease says otherwise, it ends on its expiration date. Your landlord can require notice if you intend to leave, but this must be clearly spelled out in your lease agreement.
• Month-to-month or periodic tenancies: Either party can end the lease or change terms with at least 15 days' written notice before the end of the monthly period, per Section 501 of the Pennsylvania Landlord and Tenant Act².
• Rent increases or other term changes: Your landlord must give you written notice (typically 15–30 days, depending on your lease agreement) before these can take effect.

How to Renew Your Lease: Steps and Forms

Not all lease renewals require a special form, but written communication offers proof and clarity for both sides. Many leases include a "renewal clause" stating how to proceed. If you're unsure, here's what to do:

• Review your current lease for renewal or termination instructions.
• Notify your landlord in writing of your intention (to renew or move out) within the required time frame.
• If your landlord offers a renewal agreement, review it carefully. If you receive a Notice to Quit (an official notification to leave), do not ignore it—respond promptly.

Official Form Example: Notice to Quit

• Name: Notice to Quit (No official state form number; varies by county)
• How/When Used: Used by landlords to officially notify tenants to end a tenancy. For example, if your landlord is not renewing your lease, you must be given this form in writing. A renter may also use a written notice (letter) to inform the landlord of intent to move out or not renew.
• Where to Get It: Sample templates and official details can be found via City of Philadelphia landlord-tenant resources and confirm requirements with your local county court.

Before signing a renewal, check for changed terms or increased rent. If there are changes you do not agree with, you can negotiate—or decline the renewal.

Dealing with Rent Increases and Lease Changes

Your landlord can raise the rent when your lease ends, but must provide written notice. According to Pennsylvania law, this notice period is usually at least 15 days for most leases unless your lease says otherwise.

What Happens if You Stay Without Renewing?

If you remain in the unit without a new lease or renewal, you may become a "holdover tenant." Your tenancy usually converts to month-to-month, and your landlord can begin the process to end your lease with legal notice.

Official Tribunal Handling Rental Disputes

In Pennsylvania, disputes over lease renewals and other rental matters are typically addressed in the Magisterial District Court, which handles landlord-tenant cases across the state. For Philadelphia, the Philadelphia Municipal Court - Landlord and Tenant Division is the official tribunal.

FAQ: Pennsylvania Lease Renewal Rules

1. How much notice do I have to give if I’m not renewing my lease in Pennsylvania?
   For month-to-month leases, you usually need to give at least 15 days’ written notice before the end of your current rental period. For fixed-term leases, check your lease agreement—many require 30 or 60 days’ notice.
2. Can my landlord raise my rent when I renew my lease?
   Yes, but only after the current lease ends or with the proper written notice according to your lease terms. There are no statewide rent control laws, so increases should be communicated in writing.
3. What happens if I don’t sign a new lease but stay in the apartment?
   Your tenancy likely becomes month-to-month (a "holdover" tenancy). Your landlord can end it with at least 15 days’ written notice.
4. Are there official lease renewal forms I need to use?
   There is no mandatory state-issued renewal form. Written communication (such as a letter or email) is sufficient unless your lease specifies otherwise.
5. Who do I contact if I have a dispute about renewing my lease?
   You can contact your local Magisterial District Court or the Philadelphia Municipal Court for formal disputes or seek help from local housing agencies (see resources below).

Conclusion: Key Takeaways for Pennsylvania Lease Renewals

• Know your lease type and required notice periods for renewals or moving out.
• Communicate in writing with your landlord about your renewal decision.
• Seek help from local resources or courts if you face problems with the renewal process.

Reviewing your lease and understanding state rules will help you renew your lease smoothly and protect your rental rights.

Need Help? Resources for Renters

• Pennsylvania Attorney General's Landlord-Tenant Complaint Form – For complaints about landlord conduct or lease issues.
• Pennsylvania Housing Finance Agency (PHFA) Landlord & Tenant Info – Statewide resources and guides for renters.
• Magisterial District Courts - Landlord and Tenant Cases – File a formal complaint or dispute.
• Philadelphia Landlord-Tenant Forms & Resources – For Philadelphia renters and landlords.

---

1. Pennsylvania Landlord and Tenant Act
2. Landlord and Tenant Act, Section 501: Notice to Quit

Categories

Renter Rights & Legal Protections Lease Agreements & Renewals Rent, Fees & Security Deposits Moving In: Inspections & Disclosures Moving Out & Ending a Lease Maintenance, Repairs & Habitability Health & Safety Standards Evictions & Lease Violations Roommates, Subletting & Shared Housing Discrimination & Fair Housing Laws Accessibility & Disability Accommodations Utilities, Services & Billing Affordable Housing & Rental Assistance Rent Control & Rent Stabilization Privacy Rights & Landlord Entry Security, Locks & Emergency Protections Dispute Resolution & Legal Aid Retaliation & Harassment Protections Mobile Home & Manufactured Housing Rights Special Housing Types & Situations