When Can Pennsylvania Landlords Refuse to Renew a Lease?

If you’re renting in Pennsylvania and your lease is set to expire soon, you might be wondering whether your landlord can refuse to renew your lease, and under what circumstances. Understanding your rights as a tenant, as well as your landlord’s obligations, can help you plan your next steps and protect your housing situation.

Can My Landlord Refuse to Renew My Lease in Pennsylvania?

In Pennsylvania, landlords generally have the right to end a lease at the conclusion of its term—whether it’s a fixed-term lease (like a 12-month agreement) or a month-to-month arrangement. However, there are exceptions and important notice requirements that protect renters from unfair or discriminatory non-renewals.

• Non-renewal is allowed at the end of a lease for any reason that is not retaliatory or discriminatory.
• Landlords cannot refuse to renew a lease because of your race, color, sex, national origin, religion, disability, or family status, as these are protected under the federal Fair Housing Act and the Pennsylvania Human Relations Act.

Notice Requirements for Non-Renewal

Pennsylvania state law, specifically the Landlord and Tenant Act of 1951, sets out notice requirements for non-renewal:

• Fixed-Term Lease: If your lease has a specific end date, notice requirements may be defined in your lease agreement. If not specified, Pennsylvania law does not require notice—your lease simply ends on the scheduled date.
• Month-to-Month Lease: Landlords must provide at least 15 days’ written notice before the end of the rental period if they do not wish to renew (Landlord and Tenant Act Section 501(b)).

Common Reasons for Non-Renewal

While a landlord does not need to provide a reason for non-renewal (unless local ordinances require it), the following are standard lawful reasons:

• The landlord wishes to sell the property
• Major renovations are planned
• Personal use of the unit
• Repeated lease violations (as long as no discrimination or retaliation is involved)

Prohibited Reasons for Non-Renewal

Landlords cannot refuse to renew a lease in retaliation for you exercising your legal rights, such as:

• Filing a complaint about unsafe conditions
• Reporting housing code violations
• Joining or organizing a tenants’ union

Retaliatory or discriminatory non-renewals are illegal under both state and federal law.
Learn about protected rights under the Fair Housing Act.

What Forms or Official Notices Apply?

• Notice to Quit (Form): There's no standard state-sanctioned form number in Pennsylvania, but landlords usually serve a Notice to Quit to end month-to-month tenancies. This written notice tells renters of the non-renewal and specifies the vacate date.
  If your landlord won't renew your month-to-month lease, you will typically receive this document at least 15 days before the end of the term.
  How renters use it: For example, if you receive a Notice to Quit for non-renewal—not for cause—you have the designated period (usually 15 days) to vacate or negotiate with your landlord.

What Tribunal Handles Lease Issues?

Residential lease disputes—including challenges over non-renewals, evictions, or improper notices—are generally handled by the Pennsylvania Magisterial District Courts.

Steps to Take If Your Lease Isn’t Being Renewed

• Review your lease agreement for notice requirements or renewal clauses.
• Check your notice for the proper timeframe (at least 15 days for month-to-month).
• Ask your landlord in writing for the reason, especially if you suspect discrimination or retaliation.
• Gather and save all communications with your landlord.
• If you suspect illegal discrimination or retaliation, file a complaint with the PHRC or HUD.
• Consider contacting legal aid for further support.

Frequently Asked Questions

1. Can my landlord refuse to renew my lease without giving a reason?
   Yes, for most leases, unless it’s for a discriminatory or retaliatory reason. Landlords in Pennsylvania are generally not required to provide a reason for non-renewal.
2. How much notice does my landlord need to give if they’re not renewing?
   If you have a month-to-month lease, your landlord must provide at least 15 days’ written notice before the end of your rental period.
3. What can I do if I think my lease wasn’t renewed because of discrimination?
   Contact the Pennsylvania Human Relations Commission or HUD and file a complaint. Save all communications and documentation.
4. Can my landlord raise the rent instead of non-renewing my lease?
   Yes, landlords can raise rent if they provide adequate notice and comply with any terms set in your lease or local ordinances.
5. Is the landlord required to offer me a renewal?
   No, unless your lease agreement specifically says otherwise. Landlords are not obligated by Pennsylvania law to offer renewal.

Key Takeaways for Pennsylvania Renters

• Landlords in Pennsylvania can generally refuse to renew a lease unless it violates anti-discrimination or anti-retaliation laws.
• Month-to-month renters must receive at least 15 days’ written notice of non-renewal.
• If you believe non-renewal is unlawful, you can file a complaint with the PHRC or seek local legal assistance.

Need Help? Resources for Renters

• Pennsylvania Human Relations Commission (PHRC) – Handles discrimination complaints
• Pennsylvania Magisterial District Courts – Handles eviction/non-renewal disputes
• Pennsylvania Housing Finance Agency: Renters Resources
• Philadelphia Legal Assistance (for Philly renters)
• HUD Online Housing Discrimination Complaint Form

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1. Landlord and Tenant Act of 1951 (Title 68 P.S. §§ 250.101 et seq.)
2. Federal Fair Housing Act
3. Pennsylvania Human Relations Act
4. Pennsylvania Magisterial District Courts

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