Pennsylvania Tenant Rights: Utility Shutoff Protections

As a renter in Pennsylvania, facing a potential utility shutoff can be stressful. Fortunately, tenants have important rights and legal protections if utilities like electric, water, or gas are threatened with disconnection. Understanding these rules can help you take action and avoid loss of essential services, whether you pay utilities directly or they are included in your rent.

Understanding Utility Shutoff Protections for Renters in Pennsylvania

Utilities in Pennsylvania are regulated by state law. Whether the account is in your name or your landlord’s, certain legal protections apply when there’s a risk of shutoff due to unpaid bills.

When Are Utilities at Risk of Shutoff?

  • When the rental unit’s utility account is in your name and becomes overdue
  • When the landlord is responsible for the bill (account in their name) but fails to pay, putting the entire building or apartment at risk of shutoff

Special rules apply in both cases to help renters avoid losing essential services.

Your Rights When the Landlord Fails to Pay Utilities

If your utilities are included in your rent or the account is in your landlord’s name, Pennsylvania law prevents utility companies from immediately disconnecting service due to unpaid bills. Here are your protections:

  • The utility company must send you a written notice at least 30 days before a shutoff if your landlord hasn’t paid.
  • You have the right to take over the utility account and continue service as a tenant, without having to pay the landlord's past-due amount.
  • No security deposit is required for certain low-income tenants or in special situations.

These rules are outlined in the Pennsylvania Public Utility Commission (PUC) tenant protection guidelines.[1]

Steps to Prevent a Utility Shutoff

If you receive a shutoff notice because your landlord hasn’t paid, act quickly:

  • Contact the utility and provide proof you are a tenant (such as your lease or a rent receipt).
  • Request to have the account put in your name to maintain service.
  • File the necessary tenant rights forms with the utility company (see below).
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Official Forms for Utility Shutoff Protections

When taking over a utility account, tenants may need to use specific forms to exercise their rights:

  • Tenant’s Rights Upon Landlord Nonpayment – PUC Tenant Notification Form (no number):
    • When to use: If you receive a shutoff notice due to landlord’s nonpayment, complete this form to request account transfer and avoid shutoff.
    • How to use: Submit the form to the utility with proof of tenancy (e.g., lease or rent receipts).
    • Access the Tenant Protection Forms on the PUC website
  • Occupant’s Certification – Medical Emergency Form (no number):
    • When to use: If you or someone in your home has a serious medical condition, this form can delay a shutoff for up to 30 days with a doctor’s certification.
    • How to use: Provide the completed medical form to the utility prior to shutoff.
    • Download the Medical Certificate Form

Special Protections During Winter and for Vulnerable Tenants

Pennsylvania law provides extra protection during the winter for tenants and special categories of renters (e.g., elderly, low-income, or families with young children):

  • No utility shutoff between December 1 and March 31 for traditional heating sources with certified special circumstances.
  • Additional payment arrangements may be available for qualifying tenants.
  • Medical emergencies may pause shutoff for 30 days at a time with proper documentation.

For detailed guidelines, see the PUC’s winter utility shutoff information.

What is the Governing Board for Residential Tenancy Issues?

Utility shutoff complaints and disputes for tenants in Pennsylvania are addressed by the Pennsylvania Public Utility Commission (PUC).

When needed, tenant-landlord disputes about habitability may also be heard in local Magisterial District Courts. For broader rental issues, the relevant state law is the Pennsylvania Landlord and Tenant Act of 1951.[2]

Frequently Asked Questions About Pennsylvania Utility Shutoff Protections

  1. Can my utilities be shut off if my landlord stops paying the bill?
    Generally, no. The utility company must give you at least 30 days’ written notice and the option to take over the account before shutoff can occur.
  2. Do I have to pay my landlord’s old utility bills to keep my service?
    No. By law, you are only responsible for current and future utility bills once you notify the utility you are a tenant and submit the required form.
  3. What documents will I need to prove I live at the rental property?
    You should provide a lease, rent receipt, or any official identification listing the rental address.
  4. Can I get extra time if there's a medical emergency in my home?
    Yes, a licensed medical professional can complete a Medical Certificate Form to temporarily delay a shutoff.
  5. Where do I file a complaint if my utilities are shut off illegally?
    You can file a complaint directly with the Pennsylvania Public Utility Commission’s complaint process.

Key Takeaways for Pennsylvania Renters

  • Utilities cannot be disconnected immediately when your landlord fails to pay—tenants have specific notification and takeover rights.
  • You are not responsible for your landlord’s overdue bills if you assume the account.
  • Special forms and extended protections apply for certain tenants, especially in the winter or during medical emergencies.

Acting quickly when you receive a shutoff notice helps you keep your essential services on.

Need Help? Resources for Renters


  1. See: PUC: Protection From Utility Shutoffs For Tenants
  2. See: Pennsylvania Landlord and Tenant Act of 1951 (Act 130)
Bob Jones
Bob Jones

Editor & Researcher, Renter Rights USA

Bob writes and reviews tenant law content for various regions. They’re passionate about housing justice and simplifying legal protections for tenants everywhere.