Pennsylvania Required Lease Disclosures: What Renters Need to Know

Before you sign a residential lease in Pennsylvania, it's important to understand which disclosures your landlord is legally required to provide. These disclosures help renters make informed decisions and protect your rights under Pennsylvania law.

Key Required Disclosures in Pennsylvania Residential Leases

Pennsylvania has specific laws outlining what information landlords must share with renters before or at the start of a tenancy. Here are the main required disclosures:

• Lead-Based Paint Disclosure: For all housing built before 1978, federal law requires landlords to provide information about lead-based paint hazards.
• Name and Address of Landlord or Authorized Agent: Landlords must give renters the name and address of the property owner or their authorized agent responsible for accepting legal notices and service of process.
• Security Deposit Details: Landlords must explain how your security deposit is handled, including the bank name and address (if held for more than two years) and the maximum allowed deposit (typically capped at two months' rent for the first year).
• Move-Out Condition Statement (by request): Renters may request a written list of damages claimed against their deposit when moving out.

Some cities or counties in Pennsylvania may require additional local disclosures, such as rental registration certificates or inspection results. Always check your local municipal housing authority for more details.

1. Lead-Based Paint Hazard Disclosure

If your apartment or rental home was built before 1978, the federal Lead-Based Paint Disclosure form (EPA/HUD) must be provided before you sign the lease. This includes:

• A government-approved lead safety pamphlet (Protect Your Family From Lead in Your Home)
• A signed "Disclosure of Information on Lead-Based Paint and/or Lead-Based Paint Hazards"

Example: If you are moving into a 1950s-era rowhouse in Philadelphia, your landlord must supply you with the disclosure and pamphlet before you sign the lease.

2. Landlord or Agent Contact Disclosure

Under Pennsylvania Landlord and Tenant Act of 1951 (68 P.S. § 250.101 et seq.), the landlord must include the name and address of themselves or their agent in the lease. This ensures you know who to contact for repairs, notices, or emergencies.

Example: Renting from a property management company? Their business address should be clearly stated in your written lease agreement.

3. Security Deposit Handling and Bank Information

According to Pennsylvania law (Landlord and Tenant Act § 250.511), if your lease extends into a third year, your landlord must:

• Hold your security deposit in a separate bank account
• Give you the bank’s name and address

This protects your deposit and gives you peace of mind about where your money is kept. Remember: after two years, the security deposit amount is limited to one month’s rent.

4. Move-Out Condition Statement (By Request)

When you move out, you may request a written itemization of any damages the landlord is deducting from your security deposit within 30 days. While this isn't an automatic disclosure, you must request it in writing if you want a detailed breakdown.

Tip: Always provide your landlord with your forwarding address in writing to ensure you receive any refund or notice on deposit deductions.

Relevant Official Forms for Pennsylvania Renters

• Lead-Based Paint Disclosure Form (EPA/HUD Disclosure Form)
  • Form Name: Disclosure of Information on Lead-Based Paint and/or Lead-Based Paint Hazards
  • When Used: For all residential leases in buildings constructed before 1978. Must be given to the renter before the lease is signed.
  • View/download the official lead disclosure form (PDF)
• Move-Out Itemization Request (Written Letter)
  • No official state form number; a simple signed letter by the tenant suffices.
  • When Used: Request within 30 days of moving out if you want details about deductions from your deposit.

Currently, Pennsylvania does not require a standardized state lease agreement or security deposit form for renters.

Pennsylvania Tribunal for Residential Tenancies

Most individual landlord-tenant matters—such as disputes about security deposits or repairs—are handled by local Magisterial District Courts in Pennsylvania. These courts resolve issues like eviction filings, complaints about lease violations, and security deposit returns.

Penalties for Non-Disclosure

If a landlord fails to provide a required disclosure, renters may have additional rights or legal remedies. For example, missing lead paint disclosures can allow you to break the lease or seek damages. Security deposit violations may entitle renters to double damages. Always save copies of provided disclosures and your lease for your records.

Your Rights Under Pennsylvania Law

For more details, review the Pennsylvania Landlord and Tenant Act and check your local housing code for any additional requirements. These laws protect both landlords and tenants—understanding them can prevent misunderstandings and help resolve disputes more quickly.

Frequently Asked Questions

1. What happens if my landlord doesn’t provide a lead-based paint disclosure?
   Without this disclosure, you may have grounds to terminate your lease, report the violation to the EPA, or seek damages if you are harmed.
2. Can I see where my security deposit is held?
   Yes. After two years, your landlord must inform you in writing of the bank where your deposit is kept if your lease continues into the third year.
3. Are there additional disclosure rules in cities like Philadelphia or Pittsburgh?
   Sometimes. Big cities may require landlords to disclose rental licenses or provide recent inspection results. Check your city’s housing department for specifics.
4. Do I need my landlord’s contact details in the lease?
   Yes. Pennsylvania law requires your lease to include the name and address of your landlord or their agent.
5. How do I request an itemized list of security deposit deductions?
   Send your landlord a written letter with your forwarding address after moving out. They must respond within 30 days.

Key Takeaways for Pennsylvania Renters

• Landlords must give written disclosures on lead-based paint, contact details, and security deposit handling.
• Your rights are protected under the Pennsylvania Landlord and Tenant Act, with support from local Magisterial District Courts.
• Always keep copies of all documents and put requests in writing for your protection.

Need Help? Resources for Renters

• Office of Attorney General PA – Landlord/Tenant Consumer Helpline
• Find Your Local Magisterial District Court (for disputes, complaints, and eviction hearings)
• Pennsylvania Housing Finance Agency – Tenant Rights Guide

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1. Lead-based paint disclosures mandated by the U.S. Environmental Protection Agency and HUD
2. Pennsylvania security deposit and contact disclosures from the Pennsylvania Landlord and Tenant Act of 1951
3. Magisterial District Courts are listed as the tribunal handling residential tenancy disputes by the Pennsylvania Unified Judicial System
4. Local disclosure requirements may also be set by city or county housing authorities—see your municipal government's housing division.

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