Required Pennsylvania Lease Agreement Terms for Renters

If you’re a renter in Pennsylvania, signing a lease is one of the most important steps before moving into a new home. A clear lease agreement protects both you and your landlord, setting out your rights and responsibilities under Pennsylvania law. Before you sign, it’s important to know what must be included in your lease, required disclosures, and where to find help if issues arise. This guide explains lease requirements in simple language, so you feel confident and informed during the rental process.

Key Elements Every Pennsylvania Lease Agreement Must Include

In Pennsylvania, leases can be written or oral, but a written lease is strongly recommended for your protection. A valid written lease should include these important pieces of information:

• Names and addresses of all tenants and the landlord
• Rental property address (the full legal address of the unit)
• Lease term (e.g., month-to-month, one year, or another fixed period)
• Amount of rent, when it is due, and how it should be paid
• Security deposit amount and the terms for its return
• Maintenance responsibilities (what the landlord and tenant are each responsible for)
• Policies on late fees or returned checks
• Rules for entry (when the landlord may enter your unit with notice)
• Any additional rules or regulations (such as rules about pets, smoking, or guests)

These requirements are based on Pennsylvania landlord-tenant law, specifically the Pennsylvania Landlord and Tenant Act of 1951.^[1]

Required Disclosures Under Pennsylvania Law

There are several disclosures Pennsylvania landlords must include in the lease or provide separately:

• Security Deposit Terms: Pennsylvania law limits most security deposits to two months’ rent for the first year, and one month afterward.^[1]
• Lead-Based Paint Disclosure: If the building was built before 1978, tenants must receive a lead-based paint disclosure and EPA information pamphlet.^[2]
• Name and Address of Landlord or Authorized Agent: So tenants know who to contact for maintenance or legal notices.
• Move-In Checklist (Recommended): While not strictly required by state law, completing a move-in checklist (sometimes called a property condition form) is highly recommended. It helps document the condition of your unit at move-in and can prevent security deposit disputes later.

Common Official Forms for Pennsylvania Renters

• EPA Lead-Based Paint Disclosure Form (No official number): Required for leases in properties built before 1978. Landlords must provide this form before the lease is signed.
  Download the official EPA disclosure form here.
  Example: If your building was constructed in 1975, your landlord must give you this form by law before you move in.
• Civil Complaint (AOPC 304A): If you have disputes such as improper withholding of your security deposit, you may file this form with your local Magisterial District Court.
  Find the Civil Complaint form (AOPC 304A) here.
  Example: If your landlord fails to return your security deposit within 30 days of move-out and you have provided your forwarding address, you may use this court form to pursue your claim.

For more on Pennsylvania’s courts, visit the official Magisterial District Judge Landlord-Tenant Information page.^[3]

What About Verbal Leases and Renewals?

Verbal (oral) leases are allowed in Pennsylvania for periods under three years. However, these are much harder to prove and protect, especially if disputes arise. Always try to get your agreement in writing, and request copies of any new lease or renewal you sign.

If you remain in the home without signing a new lease but continue paying rent, you may be on a month-to-month ("periodic") tenancy with fewer protections and more flexible notice requirements for either party.

Your Rights When Signing a Lease

Pennsylvania rental law offers renters several protections:

• Your landlord cannot charge more than two months’ rent as a security deposit (first year).
• You are entitled to a written receipt if you request one for rent or security deposit payments.
• Your landlord must return your security deposit within 30 days of move-out, less any lawful deductions, and must give you a written list of deductions if any are withheld.
• You have the right to reasonable notice (typically 24 hours or more, except emergencies) before the landlord enters your rental unit.

If Issues Arise: Filing a Complaint or Seeking Help

If you believe your landlord has not met legal requirements for lease agreements—such as providing required disclosures or returning your deposit—you typically start by sending a written notice or request. If this does not resolve your concern, you can file a Civil Complaint (AOPC 304A) at your local Magisterial District Court. See official instructions and complaint form.^[4]

Pennsylvania Tribunal for Rental Disputes

All landlord-tenant disputes in Pennsylvania are handled by the Magisterial District Courts. This is the official tribunal for lease disputes, security deposit claims, and eviction actions.^[3]

1. What happens if my Pennsylvania lease is missing required disclosures?
   If your landlord does not provide state-mandated disclosures (like lead paint information in older buildings), they may face legal penalties, and you have extra legal protections if issues occur. It can also affect the outcome of deposit or eviction cases in court.
2. Is a lease valid if only the landlord signed it in Pennsylvania?
   A written lease should be fully signed by both landlord and all tenants. However, if you move in and begin paying rent, courts often treat the agreement as valid. Always request a fully signed copy for your own records.
3. Can my landlord change the lease after I’ve signed in Pennsylvania?
   Your landlord cannot change the lease terms during its active period unless both parties agree in writing. For new terms to start, you must receive a new lease or legal notice at renewal.
4. Do I need a witness or notary for my Pennsylvania lease?
   No notary or witness is required for standard residential leases in Pennsylvania, but all parties should sign and keep a copy.
5. What is the maximum security deposit for my lease?
   Most residential leases limit security deposits to two months’ rent for the first year and one month’s rent renewal after that, as per state law.

Key Takeaways for Pennsylvania Renters

• All leases should clearly state rent, term, security deposits, and any required state disclosures.
• Use official government forms for disclosures and complaint filings.
• If you experience lease issues, the Magisterial District Court is your resource for disputes and claims.

Staying informed about your lease protects your rights and helps you maintain a positive rental experience.

Need Help? Resources for Renters

• Magisterial District Courts Landlord-Tenant Information – Official tribunal for rental disputes
• PA Attorney General's Office: Your Rental Rights
• Pennsylvania Human Relations Commission – Housing discrimination complaints
• Find Legal Aid in Pennsylvania – Free and low-cost tenant legal help
• EPA Lead Disclosure Rules

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1. Pennsylvania Landlord and Tenant Act of 1951
2. EPA Lead Disclosure Requirements
3. Magisterial District Judge Landlord-Tenant Information
4. PA Civil Complaint (AOPC 304A) Official Form

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