Pennsylvania Landlord Disclosure Rules Before Move-In

As a renter in Pennsylvania, it’s important to know what information your landlord must give you before you move in. These required disclosures ensure transparency and protect your rights during your tenancy. Whether you’re signing your first lease or looking for a refresher, understanding Pennsylvania’s disclosure laws can help you avoid unpleasant surprises and resolve issues quickly.

What Information Must Pennsylvania Landlords Disclose Before Move-In?

Before handing over the keys, landlords in Pennsylvania are required by law to provide renters with certain disclosures. These allow you to make informed decisions and know what to expect regarding your rights and responsibilities.

• Lead-Based Paint Disclosure: If the rental unit was built before 1978, landlords must provide information about lead-based paint hazards.
• Security Deposit Details: Landlords must explain how your security deposit will be handled, including the amount, where it’s held, and when you’ll get it back.
• Lease Terms and Rules: All rental terms, rules, and regulations regarding rent, maintenance, and property use must be disclosed in writing.

Pennsylvania’s main landlord-tenant legislation is the Pennsylvania Landlord and Tenant Act of 1951.¹ While this law outlines the general rights and obligations for both parties, federal law governs specific disclosures, like lead paint.

Lead-Based Paint Disclosure (Federal Requirement)

Any Pennsylvania landlord renting a property built before 1978 must:

• Provide tenants with a federally approved lead hazard information pamphlet
• Have both landlord and tenants sign the Lead-Based Paint Disclosure Form (EPA Form 747-K-099-00)
• Disclose any known information concerning lead-based paint on the property

Example: If you’re renting an older building in Philadelphia, your landlord must give you this form and allow you 10 days to conduct your own inspection for lead hazards if you wish.

Security Deposit Requirements

Pennsylvania law requires landlords to provide written disclosure of:

• The amount of your security deposit (cannot exceed two months’ rent in the first year)
• The name and address of the bank or institution holding your deposit if you’re renting for more than two years

If the deposit is held for more than two years, you are entitled to receive interest on it and a written statement from your landlord.²

Lease Terms, Rules, and Additional Disclosures

Your written lease should clearly state:

• The amount of rent and when it’s due
• Any fees or late charges
• Maintenance responsibilities
• Policies on pets, guests, and subletting

While Pennsylvania does not require a standard statewide rental agreement, written terms protect both parties and help avoid misunderstandings. For city-level requirements (like rental licenses in Philadelphia), always consult your local housing authority for additional rules.

Tip: Always request all disclosures in writing and keep copies for your records if your landlord doesn’t automatically provide them.

Official Forms for Pennsylvania Renters

• Lead-Based Paint Disclosure Form (EPA Form 747-K-099-00)
  When used: Required before any lease is signed for pre-1978 rental units.
  How it works: Both landlord and tenant sign to acknowledge potential lead hazards.
  See the official EPA Lead-Based Paint Disclosure Form
• Security Deposit Statement (no standard form number)
  When used: If deposit is held over two years, landlord must give a written statement of the bank/institution holding the deposit and pay interest.
  Learn more from the Pennsylvania Attorney General

Who Oversees Rental Laws in Pennsylvania?

The Pennsylvania Department of Community and Economic Development provides guidance on the Landlord and Tenant Act and housing matters. For disputes, small claims courts in Pennsylvania county courthouses usually handle landlord-tenant issues.

FAQ: Pennsylvania Landlord Disclosures

1. Do landlords in Pennsylvania always have to give disclosures in writing?
   Written disclosures are strongly recommended and required for lead paint and security deposits, but verbal leases are still valid in some cases. Ask for all details in writing for your protection.
2. What happens if a landlord fails to give the Lead-Based Paint Disclosure?
   If your landlord doesn’t provide this required federal disclosure, you may have grounds for legal action or early lease termination. Contact the EPA’s Mid-Atlantic Regional Office if you suspect violations.
3. Can I get my security deposit back if I didn’t receive a disclosure?
   While disclosure itself doesn’t guarantee refund, missing or improper deposit handling (like not providing bank details after two years) can affect your right to interest or may help your claim in court.
4. Are there other required disclosures unique to Pennsylvania?
   Pennsylvania does not have as many mandatory disclosures as some states. However, local city or county housing departments may require additional notices (such as rental licenses in Philadelphia).

Conclusion: Key Takeaways for Pennsylvania Renters

• Landlords must give you disclosures about lead paint hazards, security deposit details, and key lease terms before you move in
• Always request and keep written copies of any disclosures and signed forms
• If you have concerns about undisclosed hazards or deposit handling, contact the appropriate government agency or seek legal help early

Staying informed helps you protect your rights when renting in Pennsylvania.

Need Help? Resources for Renters

• Pennsylvania Attorney General – Landlord Tenant Information and Complaints
• Pennsylvania Department of Community and Economic Development – Landlord Tenant Law Overview
• Philadelphia City Renter and Landlord Resources
• PA Law Help – Tenant Support

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1. See the Pennsylvania Landlord and Tenant Act of 1951 (Official State Legislation)
2. Pennsylvania Attorney General Security Deposit Rights Guide

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