Landlord-Tenant Laws in Pennsylvania: What Every Landlord Should Know.

Navigating the evolving landscape of Pennsylvania’s landlord-tenant laws can be challenging, especially with recent expansions to programs and new proposed legislation. Whether you’re a seasoned property owner or managing your first rental property, staying informed is essential to protect your investment and maintain positive landlord-tenant relationships. Below are a few updates to Landlord-Tenant laws in Pennsylvania that both landlords and tenants should be aware of.

Pennsylvania’s Expanded Property Tax/Rent Rebate (PTRR): What Every Landlord Should Know.

In August 2023, Governor Shapiro signed Act 7, significantly expanding Pennsylvania’s Property Tax/ Rent Rebate (PTRR) program. Most notably, the maximum rebate rose from $650 to $1,000, and the income limit for both renters and homeowners increased to $45,000, now tied to annual inflation adjustments via the Consumer Price Index. This broadened eligibility has made thousands more tenants—and an estimated 175,000 additional Pennsylvanians—eligible for relief.

For landlords, this means that renters may have a stronger financial footing with rebates freeing up monthly income and reducing late payments. Highlighting PTRR eligibility could attract older and income qualified renters creating a competitive edge in rental markets.

Updates to Security Deposit Laws.

Recent revisions to Pennsylvania’s deposit rules bring clarity and protections for landlords and tenants alike. Under 68 P.S. §250.511(a), a landlord may only require two months’ rent as a security deposit for the first year of a lease term and may only require one months’ rent in years two and onward. Landlords must also provide tenants with an itemized list of any deductions from their security deposits, outlining the specific reasons for the deductions and corresponding costs. The deadline for returning deposits has also been modified to a strict 30 days after the termination of the lease or when the tenant moves out, whichever is later. Landlords should be cautious to audit leases to align with deposit cap, to set up complaint escrow accounts, and implement templates for itemized deduction notices.

Neutralizing Discriminatory Deed Language at No Cost.

Pennsylvania’s Act 54 empowers property owners and homeowners associations to officially repudiate old racial, ethnic, or religious covenants on deeds by submitting a free form to their local Recorder of Deed’s office. This supports fair housing values and removes outdated covenant language, reinforcing inclusive and legally compliant rental practices.

Pennsylvania’s Act 88: Property Owner Rights in Squatter Situations.

Act 88 has reformed property owner’s rights in squatter situations. The Act has narrowly defined the term “tenant” to require an individual to have express or implied consent via a lease, payment of rent or verbal agreement to occupy a property, thus deeming any person living in a property without permission a squatter. If an individual qualifies as a squatter rather than a tenant, there is no responsibility for the landlord to serve a formal Notice to Quit or to pursue eviction under the Landlord Tenant Act. However, the procedures to remove a squatter rather than a tenant are much more complex, requiring the landlord to navigate the long, expensive path of county court proceedings. The distinction of tenant vs. squatter under Act 88 now implicitly encourages Landlords to create a guise of a landlord-tenant relationship in order to proceed at the district court level rather than pursuing more costly and time-consuming ejectment or trespass remedies. Nevertheless, by clarifying what constitutes a tenant versus a squatter, Act 88 gives property owners a more effective toolkit to protect their rights and reclaim their properties without unnecessary delay or expense.

New 2025 Landlord-Tenant Bills to Watch.

House Bill 72 – Protects tenants in domestic violence situations, allowing lease terminations or other protections. This could result in landlords needing to update their lease agreements and exit procedures in the event of certain circumstances. This HB also proposes a 10% cap on annual rent increases which would require landlords to budget around this cap.
Senate Bill 546 – Proposes to establish a Rent Control Advisory Board to regulate rent increases for residential properties.
House Bill 734 – Mandates landlords to ensure the safety of common areas in multi-dwelling units, such as stairways, hallways, and other shared facilities, expanding the responsibility to not only tenants but also their families, guests, and employees.

Understanding the legal implications of these updates is key to staying ahead – and avoiding costly mistakes. Our experienced team at Appel Yost, LLP is ready to provide tailored advice, review your leases, and help you stay compliant with state and local regulations.

The information provided on this blog is for general informational purposes only and does not constitute legal advice.
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