Uncontested: 30–60 days · Contested: 60–150 days · Under 68 P.S. § 250.101 et seq. (Landlord and Tenant Act of 1951)
The Pennsylvania eviction process requires a court-ordered judgment before a landlord can remove a tenant. Timeline figures below begin after the pre-filing notice period expires and the landlord files the complaint with the court. Add 3–60+ days for the applicable pre-filing notice period (pay-or-quit, cure-or-quit, or no-fault) depending on the eviction reason.
| Uncontested eviction (after filing) | 30–60 days | 68 P.S. § 250.101 et seq. (Landlord and Tenant Act of 1951) |
| Contested eviction (after filing) | 60–150 days | 68 P.S. § 250.101 et seq. (Landlord and Tenant Act of 1951) |
| Pre-filing notice: Nonpayment of rent | 10 days | 68 P.S. § 250.501(b) |
| Pre-filing notice: Material breach, tenancy under 1 year | 15 days | 68 P.S. § 250.501(a) |
| Pre-filing notice: Material breach, tenancy 1 year or more | 30 days | 68 P.S. § 250.501(a) |
| Pre-filing notice: End of lease term | 0 days | 68 P.S. § 250.501(c) |
| Court filing fee | $130–$250 | 68 P.S. § 250.101 et seq. (Landlord and Tenant Act of 1951) |
10, 15, or 30 days depending on grounds and tenancy length under 68 P.S. § 250.501. Lease may waive the notice entirely with specific language; most commercial Pennsylvania leases do.
Form AOPC 310A filed with the Magisterial District Court for the precinct where the property sits (Municipal Court of Philadelphia for Philadelphia rentals). Filing fee $50 to $150 by county.
Constable or sheriff serves the complaint. Hearing is set 7 to 15 days after filing. Bench hearing in MDJ; mediation step required in Philadelphia under the Eviction Diversion Program.
After judgment, the losing party has 10 days to appeal to the Court of Common Pleas for trial de novo (68 P.S. § 250.513). Tenant must post supersedeas bond to stay on premises.
After judgment is final, the landlord requests an Order of Possession. Constable posts it on the property; tenant has 11 days to vacate under 68 P.S. § 250.503. Constable executes the lockout if needed.
Informational only, not legal advice. Consult a licensed Pennsylvania attorney. Source attribution in the Sources band below.
