Eviction risk score
Elevated
#17
of 51 states
4.9 / 10
#17 of 51 states for landlord eviction risk.
State brief·Updated June 4, 2026
Pennsylvania Eviction Risk: Moderate
Pennsylvania spans 1,952 covered cities across 60 counties, with a statewide composite of 4.9/10 (moderate). Scores range 3.1 to 9.8 across cities, and the share of income spent on rent, political climate, and statute weighting drive most of the variance.
Counties60all tracked
Cities1,952covered
Census tracts3.4kscored
Population7.3Mstate total
Highest county9.8Philadelphia County
Lowest county3.1Warren County
Statewide rent capNoneNo statewide cap
In 2026
Risk score
4.9
MODERATE
National rank: 17 of 51
1976–2026 · pop-weighted from cities
Pennsylvania eviction risk score history
Min2.5
Average4.2
Now4.9
Key metrics
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Tenant beats landlord37.8%/ 100 outcomesIn court-decided eviction outcomes for Pennsylvania, tenants prevail in roughly 37.8% of contested cases. A higher number means landlords face stronger tenant defenses and longer calendars.
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Timeline70dfiling → judgmentFrom the moment an unlawful-detainer notice is filed in Pennsylvania until a money judgment is entered, a contested eviction takes about 70 days on average. Longer timelines mean more lost rent for landlords.
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Cost range$3.0–7.4klegal + lost rentA typical eviction in Pennsylvania costs landlords $3,022 to $7,404 all-in, covering court filing fees, process-server costs, attorney time, and lost rent.
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Average rent$1,22930% stretched on rentAverage gross rent in Pennsylvania is $1,229 per month per the U.S. Census American Community Survey. 30% of renter households here spend more than 30% of pre-tax income on rent.
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Renters39.7%of households39.7% of occupied housing units in Pennsylvania are renter-occupied. A higher renter share usually correlates with more eviction filings and a more active rental market.
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Poverty15.7%6.5% unemp.15.7% of Pennsylvania residents live below the federal poverty line, and unemployment runs at 6.5%. Both feed the economic-stress sub-score in our Eviction Risk Score model.
Time machine
Scrub 50 years
Pennsylvania's statewide average of 5.9/10 sits within a range that runs from a 2.1 floor to a high of 7.3 in Darby, with Philadelphia County the riskiest county at 7. That 5.9 places Pennsylvania 16th of 51 states for landlord eviction risk.
How Pennsylvania ranks nationally
Cost of living
Moderate
#24
of 51 states
97.6 index
#24 of 51 states on overall cost of living (2.4% cheaper than the U.S. avg).
Housing services cost
Moderate
#27
of 51 states
85.1 index
#27 of 51 states on housing services (14.9% cheaper than the U.S. avg).
Income spent on rent
Moderate
#28
of 51 states
29.1% of income
#28 of 51 states on % of income spent on rent.
Eviction filing rate
Low
#16
of 23 tracked states
7.08% of renter HHs
#16 of 23 tracked states on recent eviction filing rate.
Landlord guides for Pennsylvania
Pennsylvania Eviction Costs →
Filing fees, attorney fees, lost rent, sheriff lockout
Pennsylvania Eviction Process →
Step-by-step timeline, notices, statute cites
Pennsylvania Rent Control →
Statewide caps, local ordinances, just-cause
Pennsylvania Tenant Screening →
Five-point protocol, legal rules, protected classes
Pennsylvania Tenant Protections →
Just cause, retaliation, habitability, entry
Top 20 highest-risk counties
Ranked by eviction risk · click any column to re-sort
| County↕ | Population↕ | Risk↕ | Lean↕ | Renters↕ | % income on rent↕ | Avg rent↕ | Poverty↕ | Cities↕ | |
|---|---|---|---|---|---|---|---|---|---|
| 01 | Philadelphia County | 1.59M | 6.6 | Dem | 48.0% | 31.4% | $1,398 | 21.9% | 7 |
| 02 | Centre County | 92,870 | 5.1 | IND | 51.0% | 38.3% | $1,228 | 23.6% | 43 |
| 03 | Northampton County | 190,304 | 5.0 | IND | 41.7% | 30.6% | $1,379 | 12.9% | 31 |
| 04 | Chester County | 158,485 | 4.9 | Dem | 44.6% | 30.9% | $1,689 | 10.1% | 46 |
| 05 | Allegheny County | 836,902 | 4.9 | Dem | 39.8% | 28.4% | $1,152 | 13.9% | 113 |
| 06 | Indiana County | 28,695 | 4.8 | Rep | 42.4% | 33.5% | $817 | 17.0% | 28 |
| 07 | Berks County | 264,334 | 4.7 | Rep | 39.1% | 33.6% | $1,255 | 16.7% | 82 |
| 08 | Columbia County | 36,423 | 4.7 | Rep | 46.2% | 27.7% | $920 | 23.6% | 25 |
| 09 | Delaware County | 280,849 | 4.7 | Dem | 36.9% | 32.8% | $1,401 | 13.4% | 42 |
| 10 | Lehigh County | 231,322 | 4.7 | Dem | 44.3% | 33.1% | $1,399 | 15.9% | 27 |
| 11 | Dauphin County | 168,621 | 4.7 | Dem | 47.5% | 27.8% | $1,199 | 16.2% | 33 |
| 12 | Wyoming County | 5,934 | 4.6 | Rep | 37.0% | 33.3% | $978 | 17.7% | 8 |
| 13 | Clarion County | 12,663 | 4.5 | Rep | 41.1% | 26.7% | $797 | 16.8% | 14 |
| 14 | Crawford County | 33,736 | 4.5 | Rep | 43.7% | 29.2% | $784 | 17.0% | 28 |
| 15 | Clinton County | 23,868 | 4.5 | Rep | 37.2% | 26.7% | $904 | 17.2% | 25 |
| 16 | Luzerne County | 232,289 | 4.5 | Rep | 38.0% | 30.2% | $997 | 17.8% | 65 |
| 17 | York County | 201,276 | 4.4 | Rep | 36.4% | 31.0% | $1,204 | 12.1% | 53 |
| 18 | Montgomery County | 436,831 | 4.4 | Dem | 34.0% | 30.5% | $1,693 | 8.1% | 67 |
| 19 | Cameron County | 2,263 | 4.4 | Rep | 39.9% | 28.0% | $682 | 17.1% | 4 |
| 20 | Lackawanna County | 177,403 | 4.4 | Dem | 38.9% | 29.3% | $1,031 | 15.7% | 26 |
Highest-risk cities in Pennsylvania
Sorted by Eviction Risk Score · highest first
| City↕ | Population↕ | Risk↕ | Lean↕ | Renters↕ | % income on rent↕ | Avg rent↕ | Poverty↕ | |
|---|---|---|---|---|---|---|---|---|
| 01 | Philadelphia | 1,579,706 | 6.6 | Dem | 48.2% | 31.4% | $1,397 | 22.0% |
| 02 | State College | 41,050 | 6.6 | IND | 73.9% | 43.2% | $1,273 | 39.1% |
| 03 | Chester | 33,619 | 6.4 | Dem | 60.0% | 35.7% | $1,091 | 30.8% |
| 04 | Darby | 10,687 | 6.4 | Dem | 50.1% | 41.5% | $1,308 | 31.5% |
| 05 | West Chester | 20,666 | 6.3 | Dem | 64.6% | 31.8% | $1,731 | 18.3% |
| 06 | Bryn Mawr | 5,880 | 6.3 | Dem | 53.9% | 34.9% | $2,173 | 20.4% |
| 07 | Coatesville | 13,353 | 6.2 | Dem | 60.0% | 35.9% | $1,471 | 20.4% |
| 08 | McKees Rocks | 5,786 | 6.2 | Dem | 58.6% | 31.8% | $1,081 | 33.1% |
| 09 | Reading | 95,242 | 6.1 | Rep | 59.4% | 34.8% | $1,067 | 27.0% |
| 10 | Wilkinsburg | 14,027 | 6.1 | Dem | 69.9% | 31.0% | $1,025 | 20.3% |
| 11 | Willow Street | 9,647 | 6.0 | Rep | 59.1% | 37.6% | $2,672 | 3.4% |
| 12 | Oxford | 5,825 | 6.0 | Dem | 55.4% | 45.1% | $1,308 | 23.8% |
| 13 | Pittsburgh | 304,759 | 5.9 | Dem | 52.3% | 29.3% | $1,261 | 19.5% |
| 14 | Bethlehem | 77,956 | 5.9 | IND | 50.1% | 31.1% | $1,382 | 15.8% |
| 15 | Harrisburg | 50,287 | 5.9 | Dem | 63.4% | 29.6% | $1,062 | 29.1% |
| 16 | York | 44,938 | 5.9 | Rep | 56.3% | 33.0% | $1,014 | 22.7% |
| 17 | Norristown | 35,893 | 5.9 | Dem | 57.4% | 33.5% | $1,422 | 19.0% |
| 18 | Hazleton | 30,111 | 5.9 | Rep | 48.9% | 33.9% | $1,089 | 27.0% |
| 19 | Pottstown | 23,476 | 5.9 | Dem | 44.9% | 36.8% | $1,260 | 19.8% |
| 20 | McKeesport | 17,380 | 5.9 | Dem | 49.1% | 38.1% | $848 | 32.9% |
| 21 | Indiana | 14,212 | 5.9 | Rep | 55.3% | 38.6% | $849 | 19.8% |
| 22 | Bloomsburg | 13,024 | 5.9 | Rep | 64.6% | 25.8% | $980 | 30.6% |
| 23 | Lock Haven | 8,447 | 5.9 | Rep | 61.5% | 28.7% | $792 | 25.0% |
| 24 | Exton | 6,772 | 5.9 | Dem | 70.9% | 24.4% | $2,202 | 3.2% |
Statewide heatmap
Eviction filings statewide
Princeton Eviction Lab tracks Pennsylvania at the state level. The most recent month recorded 8,054 filings, 0.94× the historical baseline (below baseline). Past 12 months: 108,576.
- 8,054Past month
- 108,576Past 12 months
- 577,537Pandemic-era cumulative
Notice requirement: at least ten days notice (in some cases more). Filing fee: $162 filing fee on average.
Last 36 months of filings
2023-05-01 – 2026-04-01
Filings dropped 12% over the past 12 months.
Cost of living in Pennsylvania
Pennsylvania is 24th of 51 states for expensive overall (2.4% cheaper than the U.S. average). For housing services, it ranks #27 of 51 states, the single biggest driver of rent-to-income ratio statewide.
vs. neighbors & U.S. average
By basket of goods
Peer states
VT
Vermont eviction risk
5.2
/ 10 · Moderate
Rent-to-income ratio 31.3%
ME
Maine eviction risk
4.6
/ 10 · Moderate
Rent-to-income ratio 30.8%
RI
Rhode Island eviction risk
5.6
/ 10 · Elevated
Rent-to-income ratio 35.0%
NH
New Hampshire eviction risk
4.2
/ 10 · Moderate
Rent-to-income ratio 31.4%
Pennsylvania eviction rules at a glance
Notice requirement
at least ten days notice (in some cases more)
Court filing fee
$162 filing fee on average
Statewide rent cap
None · No statewide cap
Landlord-risk tier
Moderate · Eviction Risk Score 4.9/10
Statewide rules
What every Pennsylvania landlord operates under.
Pennsylvania sits in the middle of the landlord-friendliness spectrum. The Landlord and Tenant Act of 1951 governs evictions, with most non-payment cases moving through magisterial district court in 30 to 45 days. No statewide just-cause rule. No statewide rent control. The dataset average risk score across 850+ scored Pennsylvania cities is 5.9/10.
Philadelphia is the outlier. The city has stronger tenant protections, a right-to-counsel pilot, and slower writ enforcement than the rest of the Commonwealth. Pittsburgh runs more typical. Erie, Allentown, Reading, and the secondary cities operate under straightforward magistrate-court process with predictable timelines.
Pennsylvania legal framework for landlords
The controlling statute is the Landlord and Tenant Act of 1951, codified at 68 P.S. sections 250.101 through 250.602. Non-payment of rent requires a 10-day pay-or-quit notice (68 P.S. 250.501). Term violations require notice equal to the rental period: 15 days for month-to-month, 30 days for year-to-year. Security deposits are capped at 2 months rent in the first year of tenancy and 1 month thereafter under 68 P.S. 250.511a. Deposits over $100 must accrue interest after 2 years, payable to the tenant annually thereafter. Source-of-income discrimination is not prohibited statewide; Philadelphia and Pittsburgh have local ordinances.
Where landlords have it easiest vs hardest in Pennsylvania
Pittsburgh, Erie, Allentown, Reading, and most secondary cities run a clean magistrate-court process with hearings within 7 to 10 days and writs executed within 14 days of judgment. These markets carry city-level scores in the 3.5 to 5 range, meaning landlord-favorable on process speed and cost. Philadelphia city itself runs higher in the 6 to 7.5 range due to right-to-counsel slowing contested cases and the Eviction Diversion Program adding a mandatory pre-filing mediation step for non-payment cases.
The Pennsylvania eviction process step by step
Serve the 10-day pay-or-quit notice for non-payment, or the period-equivalent notice for term violations. Wait the notice period. File the complaint in the magisterial district court for the township or borough where the property sits. The hearing is set within 7 to 10 days of filing. The tenant must answer or appear. If the landlord wins, the tenant has 10 days to appeal to the Court of Common Pleas or vacate. After the appeal window closes, request the Order for Possession from the magistrate. The constable executes the lockout within 14 days. Total uncontested timeline: 30 to 45 days from notice service to lockout.
What it costs in Pennsylvania
Magisterial district court filing fee is $80 to $150 depending on county. Constable service of complaint is $30 to $60. Constable lockout fee is $100 to $150. Attorney representation for uncontested non-payment runs $400 to $900. Total typical cost including lost rent: $1,500 to $4,500. Philadelphia runs higher due to longer timelines and the right-to-counsel program raising contest rates.
Pennsylvania screening, lease, and deposit playbook
Run a credit check, rental history verification, and income confirmation at 2.5 to 3x rent. Pennsylvania does not have a state-level limit on application fees but most landlords charge $30 to $50. Use a written lease specifying rent, term, deposit amount, late fee structure, and the Pennsylvania-specific notice provisions. Itemize deductions when returning the deposit within 30 days of move-out per 68 P.S. 250.512. Failure to itemize forfeits the right to claim against the deposit and may expose the landlord to double-damages.
Common landlord mistakes in Pennsylvania
Failing to give the proper 10-day notice for non-payment, or substituting an incorrect day count, gets cases thrown out at the magistrate hearing. Accepting partial rent after serving the pay-or-quit voids the notice. Skipping the constable for self-help lockouts exposes the landlord to wrongful eviction claims. Holding deposits without interest after the 2-year threshold violates 250.511a and creates a tenant counterclaim. Treating Philadelphia like the rest of the state ignores the Eviction Diversion Program requirement and gets filings dismissed.
Pennsylvania eviction FAQs
Is Pennsylvania a just-cause state?
No. There is no statewide just-cause termination requirement. Philadelphia has Good Cause Eviction protections under city code for some property types.
How much can I charge for a security deposit?
Two months rent in the first year of tenancy. One month rent thereafter. Codified at 68 P.S. 250.511a.
How long does an uncontested eviction take?
30 to 45 days from notice service to constable lockout in most counties. Philadelphia runs 60 to 120 days due to the Eviction Diversion Program.
Do I have to allow Section 8 vouchers?
Not statewide. Some Philadelphia and Pittsburgh ordinances require it. Most of the state allows refusal of Section 8.
Can I evict during winter?
Yes. Pennsylvania has no winter eviction moratorium.
Among its New England and Mid-Atlantic peers, Pennsylvania's 5.9/10 lands near the middle. It runs cooler than Massachusetts at 6.58 and Rhode Island at 6.27, sits essentially level with Connecticut at 5.94, and reads slightly hotter than Vermont at 5.52 and Maine at 5.18.
For a landlord weighing these states, Pennsylvania's national rank of 16th of 51 reflects a market that pairs middling risk with two structural advantages: statewide preemption of local rent control and no just-cause requirement, neither of which Massachusetts eviction laws offers to the same degree.
Frequently asked
Frequently asked questions about Pennsylvania eviction risk
Q1
Is Pennsylvania landlord-friendly?
Pennsylvania sits in the middle of the pack, scoring 5.9/10 (Elevated tier) and ranking 16th of 51 states. It favors landlords in key ways: it preempts local rent control statewide and does not require just-cause to end a tenancy.
Q2
How long does an eviction take in Pennsylvania?
An uncontested eviction typically runs 30 to 60 days, while a contested case can take 60 to 150 days. The process moves from notice to quit through filing, a hearing within 7 to 15 days, a 10-day appeal window, and finally an order of possession executed in 11 to 25 days.
Q3
Is rent control allowed in Pennsylvania?
No. Pennsylvania preempts local rent control, so cities and counties cannot cap rents. Landlords statewide set market rents without local ceilings, against a statewide average rent of $1,229.
Q4
What does it cost to evict a tenant in Pennsylvania?
Court filing fees run $130 to $250, sheriff or constable lockout fees add $50 to $150, and attorney costs range from $500 to $3,000 depending on whether the case is contested.
Q5
How much notice do I have to give before filing for nonpayment in Pennsylvania?
For nonpayment of rent, the landlord must serve a 10-day notice to quit under 68 P.S. § 250.501(b). Material breach requires 15 days for a tenancy under one year and 30 days for a tenancy of one year or more.
Q6
Does Pennsylvania require just-cause to evict a tenant?
No. Pennsylvania does not require just-cause to end a tenancy. At the end of a lease term a landlord can decline to renew with no stated reason, governed by 68 P.S. § 250.501(c).
Q7
Does Pennsylvania protect source of income for renters?
No. At the state level, Pennsylvania does not protect source of income, so landlords are not required by statute to accept housing vouchers. Fair housing matters are handled by the Pennsylvania Human Relations Commission.
Q8
Where is eviction risk highest and lowest in Pennsylvania?
Risk peaks in Darby at 7.3/10, followed by Chester at 7.2 and Philadelphia County at 7. Statewide scores across 1,952 cities run as low as 2.1, so suburban and rural markets carry meaningfully lower risk.