Evicting a bad tenant in Pennsylvania costs ~$7,353.
How Pennsylvania handles evictions
Philadelphia has additional just-cause and late-fee requirements. Many PA leases waive the notice to quit entirely, which § 250.501(f) permits.
The eviction process in Pennsylvania, step by step
Governed by 68 P.S. § 250.501 et seq. (Landlord and Tenant Act of 1951); Pa.R.C.P.M.D.J. 501–521.
- 1
Serve the notice to quitDays 0–10/15/30
10 days for nonpayment, 15/30 days by lease term (68 P.S. § 250.501) — unless the lease waives it (§ 250.501(f)).
- 2
File the landlord-tenant complaintAfter notice expires
AOPC form 310A with the magisterial district judge; statewide tiered fee $102.50–$171 by amount claimed (204 Pa. Code § 29.402).
- 3
Hearing set7–15 days after filing
MDJ sets the hearing not less than 7 nor more than 15 days out (Rule 504); complaint served at least 5 days before (Rule 506).
- 4
Hearing and judgmentDay +7–15
Judgment for possession and any rent/damages (Rule 514).
- 5
10-day appeal period10 days
No order for possession may be requested until after the 10th day following judgment (Rule 515).
- 6
Order for possession servedAfter day 10
MDJ issues the order to the constable/sheriff, who serves it on the tenant (Rule 516).
- 7
Constable delivers possession11th day after service
If the tenant remains on the 11th day after service, the officer forcibly ejects them (Rule 519); the order expires 60 days after issuance.
Pennsylvania court fees
| Fee | Amount |
|---|---|
| Filing fee (statewide tiers by amount claimed) | $102.50 (≤$2,000) / $125.50 (≤$4,000) / $171 (≤$12,000) |
| Constable/sheriff service of complaint | ~$35–$75 with mileage |
| Order for possession (service + execution) | ~$50–$150 with mileage |
Required notice periods in Pennsylvania
Nonpayment of rent
10 days from service (notice to quit) — unless the lease shortens or waives it
Lease violation
15 days (term ≤ 1 year or month-to-month); 30 days (term > 1 year)
No cause / end of term
15 days (term ≤ 1 year / month-to-month); 30 days (term > 1 year)
Statute: 68 P.S. § 250.501
Most of that loss is preventable.
Bad tenants almost always leave a paper trail — the problem is that most landlords don't check carefully. Here's what a proper screening catches before you sign the lease.
Pennsylvania eviction cost FAQ
How much does it cost to evict someone in Pennsylvania?
Magisterial district court filing fees are set statewide by the amount claimed: $102.50 for $2,000 or less, $125.50 up to $4,000, and $171 up to $12,000 (204 Pa. Code § 29.402). Add constable service of the complaint and the order for possession plus mileage — usually another $50–$150 — so all-in is roughly $150–$325 before attorney fees.
How long does an eviction take in Pennsylvania?
Commonly 5–8 weeks. After the notice to quit (10 days for nonpayment), the hearing is set 7–15 days after filing (Rule 504); then there's a 10-day appeal period before you can request an order for possession (Rule 515), and the constable can't forcibly remove the tenant until the 11th day after serving that order (Rule 519).
How much notice do I give before evicting for nonpayment in Pennsylvania?
A 10-day notice to quit from the date of service (68 P.S. § 250.501) — unless your written lease shortens or waives the notice-to-quit requirement, which Pennsylvania permits and many leases do.
What notice ends a month-to-month lease in Pennsylvania?
15 days' notice to quit for a lease of one year or less or a month-to-month tenancy; 30 days if the original term was more than one year (68 P.S. § 250.501).
When does the constable actually remove the tenant in Pennsylvania?
After you win, you request an order for possession (no earlier than 10 days after judgment, Rule 515). The constable serves it, and if the tenant is still there on the 11th day after service, the constable may forcibly remove them (Rule 519). The order must be executed within 60 days.
How much is the eviction filing fee in Pennsylvania?
$103, filed with the Magisterial District Court. Service, writ, and execution fees are typically extra and vary by county/court.
What court handles evictions in Pennsylvania?
Evictions in Pennsylvania are handled by the Magisterial District Court.
Sources & methodology
Filing fees and timelines reflect the Magisterial District Court and public tribunal fee schedules; cost figures are estimates compiled from public court schedules, Eviction Lab, and state guides — actual costs vary by county, contest status, and market conditions. Last reviewed 2026-07-02. Primary statute: 68 P.S. § 250.501 et seq. (Landlord and Tenant Act of 1951); Pa.R.C.P.M.D.J. 501–521.
- 68 P.S. § 250.501 (notice to quit)
- Pa.R.C.P.M.D.J. Rule 515 (order for possession)
- Pa.R.C.P.M.D.J. Rule 519 (delivery of possession)
- 204 Pa. Code § 29.402 (MDJ fee schedule)
This page is general information, not legal advice. Consult a local attorney for your specific situation.