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Eviction timeline in Pennsylvania

Pennsylvania Eviction Timeline

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.

Pennsylvania Eviction Timeline at a Glance1

30–60 days Uncontested
60–150 days Contested
$130–$250 Court filing fee
$500–$3,000 Attorney fees (est.)
#31 of 51 Fastest nationally
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)

Step-by-step Pennsylvania eviction process

Day-by-day, every stage.

Each row's day-label is the cumulative start of that stage on the worst-case clock.
Pre-filing Notice File Court Lockout
  1. 0–30d
    1
    Stage 1 · Gate

    Notice to quit (or lease waiver)

    Day 1

    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.

  2. 1–3d
    2
    Stage 2 · Serve

    File the landlord-tenant complaint

    Day 31

    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.

  3. 7–15d
    3
    Stage 3 · File

    Service and hearing

    Day 34

    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.

  4. 10d
    4
    Stage 4 · Court

    Judgment and 10-day appeal

    Day 49

    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.

  5. 11–25d
    5
    Stage 5 · Lockout

    Order of possession and constable execution

    Day 59

    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.

  6. Day 84
    ✓
    Possession recovered
    Worst case · Day 84
Timelines begin at court filing, not notice service. The Pennsylvania timelines above start when the landlord files the eviction complaint with the court. Add pre-filing notice periods (3–60 days depending on eviction reason) to get the full end-to-end timeline. Self-help eviction, changing locks, removing belongings, or shutting off utilities, is illegal in Pennsylvania and exposes the landlord to significant damages.

Other Guides for Pennsylvania

← Pennsylvania Eviction Risk OverviewEviction Costs: PennsylvaniaEviction Process: PennsylvaniaEviction Delay Tactics: PennsylvaniaRent Control Guide: PennsylvaniaTenant Screening: PennsylvaniaTenant Protections: PennsylvaniaTenant Rights: PennsylvaniaNotice Templates: Pennsylvania

Eviction Timeline in Other States

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Informational only, not legal advice. Consult a licensed Pennsylvania attorney. Source attribution in the Sources band below.