Filing fees, sheriff costs, attorney fees, and lost rent — under 68 P.S. § 250.101 et seq. (Landlord and Tenant Act of 1951)
The true cost of evicting a tenant in Pennsylvania is far higher than most landlords expect, and understanding the full price tag — court filing fees, process-server fees, sheriff lockout costs, attorney fees, and weeks or months of lost rent — is the first step toward making rational decisions about when to evict, when to negotiate cash-for-keys, and when to escalate to a contested trial. Under 68 P.S. § 250.101 et seq. (Landlord and Tenant Act of 1951), a clean uncontested eviction in Pennsylvania resolves in roughly 30–60 days from the day the initial notice is served; a contested case in which the tenant files an answer and raises defenses (habitability, retaliation, discrimination, improper service, partial payment) can stretch to 60–150 days or more, with every additional day costing the landlord another day of unpaid rent.
The three cost categories every Pennsylvania landlord needs to budget for are: hard court costs — the Pennsylvania eviction filing fee ($130–$250), process-server or sheriff service, sheriff or constable lockout fee ($50–$150), writ of possession issuance, and any subpoena or records-request costs; legal representation — a Pennsylvania eviction attorney typically charges $500–$3000 for an unlawful detainer or forcible-entry-and-detainer case, with flat-fee and hourly arrangements both common; and lost rent, which is almost always the single largest line item on the ledger, often three to five times the out-of-pocket legal costs combined. On top of those three direct costs, landlords should budget for turnover — cleaning, painting, re-keying locks, trash removal, minor repairs, re-advertising, showings, screening new applicants, and a vacancy period before the next lease starts.
This Pennsylvania eviction cost guide walks through every line item a rental-property owner should expect to pay, cites the governing statute for each fee, shows a realistic total-cost estimate for both uncontested and contested scenarios, and explains the specific decision points — pro se vs. attorney, small-claims vs. eviction court, cash-for-keys vs. litigation — that drive the final number. All figures reflect typical ranges across Pennsylvania counties; actual filing fees, sheriff fees, and attorney rates vary from county to county and from firm to firm, so always confirm with your local Pennsylvania county court and a licensed Pennsylvania landlord-tenant attorney before relying on these numbers.
| Cost Line | Uncontested | Contested |
|---|---|---|
| Notice prep & service | $75–$200 | $150–$350 |
| Court filing fee | $130–$250 (68 P.S. § 250.101 et seq. (Landlord and Tenant Act of 1951)) | |
| Process server | $75–$200 | |
| Attorney fees | — | $500–$3,000 |
| Sheriff / constable lockout | $50–$150 | |
| Lost rent during process | $1,079–$2,158 (30–60 days @ $1,079/mo) | $2,158–$5,396 (60–150 days) |
| Cleaning, repairs, re-leasing | $800–$2,200 | $1,100–$5,200 |
| Total scenario | $1,559–$4,058 | $3,338–$12,296 |
Pennsylvania-specific eviction cost dynamics. Expect a Pennsylvania eviction to run 30–60 days uncontested and 60–150 days contested — every day of the process is another day of unpaid rent accruing on the ledger, which is why the lost-rent line item on a Pennsylvania eviction typically dwarfs the sum of filing fees ($130–$250), sheriff lockout fees ($50–$150), process-server fees, and attorney fees combined. Lost rent is the number one cost driver in every Pennsylvania eviction, and speed (prompt notice, prompt filing, prompt service, prompt judgment, prompt writ execution) is the single most valuable skill a Pennsylvania landlord or property-management company can bring to the table. For a standard non-payment eviction in Pennsylvania, many smaller landlords file pro se using the standardized Pennsylvania county-court unlawful-detainer forms and pocket the $500–$3000 attorney-fee savings. Retain a licensed Pennsylvania landlord-tenant attorney when the tenant appears with counsel, when the tenant raises habitability or retaliation defenses, when the property is held in an LLC, corporation, or limited partnership (most Pennsylvania courts require entity representation by a licensed attorney — pro se is not permitted for entities), when the security-deposit or attorney-fee amount in controversy exceeds the small-claims cap, or when the tenant files a counterclaim for damages.
Small-claims court vs. eviction court in Pennsylvania. A Pennsylvania landlord pursuing only a money judgment for past-due rent, property damage, or unpaid utilities may file in Pennsylvania small-claims (or justice, magistrate, or civil) court up to the jurisdictional cap — this is cheaper, faster, and does not require an attorney. But possession — the legal right to change the locks and force the tenant out — is only available through the formal Pennsylvania landlord-tenant eviction track (unlawful detainer / forcible entry and detainer / summary ejectment, depending on Pennsylvania nomenclature). Small-claims court in Pennsylvania cannot issue a writ of possession, cannot order a sheriff lockout, and cannot restore the landlord to physical possession of the rental unit. Most experienced Pennsylvania landlords file a combined eviction + money-damages complaint in the eviction court to get both outcomes in one case, one filing fee, and one hearing.
Tenant-paid fees, late fees, and attorney-fee recovery in Pennsylvania. Pennsylvania law requires every tenant-paid fee — late fee, NSF/returned-check fee, application fee, holdover fee, pet fee, utility overage — to be disclosed in the written lease and to be reasonable in amount. Pennsylvania courts routinely strike charges that are not clearly authorized in writing, that exceed the statutory cap (where applicable), or that operate as a penalty rather than a liquidated-damages estimate. Attorney-fee recovery in a Pennsylvania eviction generally turns on whether the lease contains a prevailing-party attorney-fee clause; without one, each side bears its own fees unless the Pennsylvania landlord-tenant statute specifically authorizes fees in the action. When the lease does include a prevailing-party clause, Pennsylvania courts treat it as reciprocal — the prevailing party (landlord or tenant) is entitled to reasonable fees, which is why poorly screened evictions can end up costing the losing landlord more in tenant-side attorney fees than the unpaid rent being pursued.
Cash-for-keys economics in Pennsylvania. A cash-for-keys settlement — in which the Pennsylvania landlord pays the tenant $500–$3,000 in exchange for a signed vacate-and-release agreement and prompt surrender of the unit — is almost always cheaper than a contested Pennsylvania eviction. Compare the total out-of-pocket cost ($500–$3000 in attorney fees + filing fees + service fees + sheriff lockout + 60–120 days of lost rent at the Pennsylvania market rate) against a single cash-for-keys payment, and the negotiated exit usually wins on a pure-dollars basis. Document every cash-for-keys deal in a written vacate-and-release that includes: date certain for surrender, condition of the unit on surrender, mutual release of all claims, waiver of the security-deposit return, and payment only on surrender (never in advance). Consult a licensed Pennsylvania landlord-tenant attorney before tendering payment.
Every dollar spent on tenant screening saves roughly $15–$25 in eviction and turnover costs. A rigorous screening protocol — verified income, rent-to-income ratio, prior landlord references, and a documented rubric — is the single highest-ROI move a Pennsylvania landlord can make.
See our tenant screening guide for Pennsylvania for the 5-point protocol used by NextGen Properties.
An uncontested Pennsylvania eviction typically runs about $130–$250 in filing fees plus $50–$150 for sheriff lockout, plus 30–60 days of lost rent. A contested case with an attorney adds $500–$3000 in legal fees and can extend past 150 days.
The landlord pays the filing fee at the time of filing. If the landlord prevails, the judgment may include filing fees and costs against the tenant, but collection is rarely successful.
Attorney-fee recovery in Pennsylvania generally depends on a prevailing-party clause in the written lease. Without one, each side bears its own fees unless the statute specifically provides for fees in the action.
Cash-for-keys is commonly used in Pennsylvania. Offering the tenant $500–$2,500 to vacate voluntarily — documented in a written vacate-and-release agreement — typically saves 60–120 days of lost rent and the full litigation cost. Consult a Pennsylvania attorney before offering.
Most landlord-insurance policies do not cover lost rent from eviction. Loss-of-rents endorsements exist but typically exclude intentional non-payment. A rent-guarantee product or larger security deposit is a better economic hedge than filing coverage.
Sources: 68 P.S. § 250.101 et seq. (Landlord and Tenant Act of 1951); U.S. Census Bureau ACS 2023 (median gross rent); published court fee schedules. Last reviewed April 17, 2026. Informational only — not legal advice. Consult a licensed Pennsylvania attorney.
