Estimated values: The U.S. Census suppresses field-level data for small places. Estimated from county average, pop-weighted from real underlying ACS data.
Tenant beats landlord
23.4%
/ 100 outcomes
In court-decided eviction outcomes for Timber Hills, PA, tenants prevail in roughly 23.4% of contested cases. A higher number means landlords face stronger tenant defenses, longer calendars, and more required documentation, and landlord-friendliness drops as this rises.
Timeline
64d
filing → judgment
From the moment an unlawful-detainer notice is filed in Timber Hills, PA until a money judgment is entered, a contested eviction takes about 64 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$3.1–6.6k
legal + lost rent
A typical eviction in Timber Hills, PA costs landlords $3,135 to $6,598 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$1,222
28% stretched on rent
Average gross rent in Timber Hills, PA is $1,222 per month per the U.S. Census American Community Survey (5-year 2023). 28% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
12.7%
of households
12.7% of occupied housing units in Timber Hills, PA are renter-occupied (vs owner-occupied). A higher renter share usually correlates with more eviction filings, more turnover, and a more active rental market.
Poverty
12.7%
5.3% unemp.
12.7% of Timber Hills, PA residents live below the federal poverty line, and unemployment runs at 5.3%. Both feed into the economic-stress sub-score in our Eviction Risk Score model because rent payment problems track poverty + joblessness more reliably than any other single signal.
Time machine
Scrub 50 years
197619861996200620162026
2026
● LIVE · today◀ REPLAY · historical
Nine-axis profile
9-axis profile · today
Shape of the risk surface
1 landlord · 10 tenant
Sub-scores · with sparkline
Where the score comes from
1 → 10 scale
Local political climate
GOP margin +31.9% (2024)
4.1
Regional political climate
County-weighted neighbor mix
4.1
State political climate
Pennsylvania legislature & governorship
3.4
Economic stress
12.7% poverty · 5.3% unemp.
1.0
Supply constraint
$1,222 average · 12.7% renters
3.7
Rent Control risk
27.5% of income on rent
2.3
Eviction process difficulty
64 days filing → judgment
2.9
Tenant organizing strength
12.7% renters
3.7
Housing court bias
County bench composition
2.2
Geographic context
Risk heat across Timber Hills and the region
Click any city to see its score
How Timber Hills compares
Risk score vs. peers, county, state, and the U.S.
Rank in Lebanon County
Very Low
#27of 27 cities
#27 of 27 cities in Lebanon County for landlord eviction risk.
Rank in Pennsylvania
Very Low
#1924of 1,952 cities
#1924 of 1,952 cities in Pennsylvania for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
3.3
/ 10 · LOW
The verdict
A Low-tier market.
Composite 3.3/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a slow, steady climb.
50-yr trend+0.8 over 50 yr
197620012026
Steady ratchet · no large swings
64d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $1,222/mo. A contested eviction takes 64 days and costs $3,135–$6,598 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
12.7%
Renters
The renters
Who you'll be renting to.
Out of 306 residents, 12.7% rent. 28% are spending 30%+ income on rent, 12.7% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
4.1
Local + regional
The politics
Mid-range climate. Not a coastal market.
Local & regional political climate score 4.1 and 4.1 (GOP margin +31.9% (2024)). State climate at 3.4, a mid-range statehouse.
50-yr trendTracks county vote margin
197620012026
Built on 50-yr presidential margins back to 1976.
3.4
State politics
The process
Moderate calendar, moderate friction.
State political climate 3.4/10 sets the legislative ceiling for landlord remedies, and it shows up in the process. Eviction process difficulty reads 2.9, housing court bias 2.2, rent-control risk 2.3. Standard process speed for the state.
50-yr trendProcess difficulty +-2.1 since '00
197620012026
Court-clerk data lands in the next release.
1
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 1. Supply constraint: 3.7. The numbers behind those: 12.7% poverty, 5.3% unemployment, 28% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Timber Hills sits in the slow & expensive quadrant
Bubble size = population · color = risk score
Timber Hills · 64d · ~$4.9k all-in ($76/day) · score 3.3National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in Timber Hills, Pennsylvania, presents a manageable operating environment for documented landlords. The Eviction Risk Score is 3.3/10 (LOW tier), drawn from the nine sub-axes shown above, covering rent-control exposure, eviction-process difficulty, housing-court bias, tenant-organizing strength, supply constraint, economic stress, and local, regional, and state political climate. This is not a quick-fix market: it's a Mid-tier market where lease drafting, screening discipline, and well-documented notices materially change outcomes.
Timber Hills is a city of 306 residents where 12.7% of occupied units are renter-occupied, and the typical renter spends 27.5% of income on rent. At an average rent of $1,222/month, the typical renter household here spends more than the federal 30% threshold on housing, a leading indicator of payment volatility and a precondition for the kinds of tenant defenses that show up most often in housing court.
01Process
How Timber Hills eviction process actually works
Eviction process difficulty here reads 2.9/10, a number that combines statutory complexity (notice categories, just-cause rules, mandatory pre-filing disclosures) with operational realities (court calendar length and clerk responsiveness). The typical contested filing in Timber Hills closes 64 days after the initial notice. For non-payment of rent the first step is a properly-formatted, properly-served pay-or-quit notice; for material lease breaches it's a cure-or-quit; for tenancies under just-cause protection an at-fault grounds notice (or a no-fault notice with statutory relocation assistance) is required.
The slow part of Timber Hills's timeline is usually the calendar, not the motion practice. Housing court bias scores 2.2/10 here, meaning judges read borderline procedural defects in the tenant's favor more often than the national norm. The practical implication: every notice and every proof of service needs to be airtight before it gets filed.
02Cost
What it costs (and how long it takes)
An all-in eviction in Timber Hills runs $3,135 to $6,598 per case once you account for filing fees, attorney time, lost rent during pendency, sheriff lockout, and unit turnover. That range is wide because the upper bound assumes a tenant answer plus motion practice, common when housing court bias is high. The lower bound assumes a default judgment after proper service.
For landlords running the numbers on holding costs vs. cash-for-keys: if your projected timeline times your monthly rent already exceeds the high-end cost number, cash-for-keys at 1–2 months' rent is typically the economically rational choice. With 64 days of typical timeline and $1,222/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 3.7/10 in Timber Hills, and the city has limited rent control exposure (2.3/10). Operations practice that survives audit in this environment looks like:
Screening discipline. Document income (verified at 2.5 to 3x rent), credit (with a clear minimum), and prior-tenancy reference checks, but do not screen on protected categories or source-of-income where banned. Keep a written, consistent screening criteria document for every applicant.
Lease specificity. Use a state-specific lease that names every term clearly: rent due date, late fees within statutory caps, deposit handling, smoke and CO disclosure, lead paint disclosure (pre-1978 stock), and a clean attorney's-fees clause.
Security deposit handling. Itemize deductions within the statutory window. Photograph move-in/move-out condition. In Pennsylvania, deposit cap and refund window are statute, so exceed them at your own risk.
Mid-tenancy documentation. Keep date-stamped records of every rent receipt, every habitability request, every notice served. The day you need them in court is too late to start.
04Strategy
What an everyday landlord should actually do here
If you own one to four units in Timber Hills: hire a property manager who knows the local court. The pricing differential between self-managing and hiring out is small relative to the cost of one botched eviction in a LOW tier market. If you own five or more: build relationships with a local landlord-side attorney before you need one, since retainer fees are negligible compared to emergency-rate billing when an eviction is already moving.
The avoidable mistakes here are all upstream of the filing: weak screening, an informal lease, sloppy rent receipts, and notice templates pulled off the internet that don't match Pennsylvania's statutory language. Fix those four, and most cases settle or default. Skip them, and a $6,598 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Timber Hills
Trap · 4.2/10
The 4.2/10 score combines local political climate, court bias, cost-of-eviction, tenant organizing strength, and the likelihood of new tenant-protective legislation. See the breakdown above for Timber Hills-specific sub-scores.
04Eviction filings
Live filings tracking · Eviction Lab
Princeton Eviction Lab Tracking System, state-level (no county tracker available). Last update 2026-05-01.
In the most recent month, 8,054 eviction cases were filed across the tracker's coverage area, 0.94× the historical baseline (below baseline). Past 12 months: 108,576 filings. Pandemic-era cumulative: 577,537.
8,054Past month
108,576Past 12 months
0.94×vs baseline (past mo)
Notice requirement: at least ten days notice (in some cases more). Filing fee: $162 filing fee on average.
Last 36 months of filings2023-05-01 – 2026-04-01
Filings dropped 12% over the past 12 months.
Source: Eviction Lab Tracking System, Princeton University. Open Data Commons Attribution license.
05FAQ
Frequently asked questions
Q1
Is Timber Hills landlord-friendly?
With an eviction risk score of 4.2/10, Timber Hills leans moderately landlord-friendly. The legal process is clear, and there's no statewide rent control or just-cause eviction requirements. Sub-scores for process difficulty and court bias are low. This means fewer legislative hurdles compared to many other areas, but you still need to follow the specific Pennsylvania legal procedures.
Q2
How long does an eviction typically take in Timber Hills?
The typical eviction timeline in Timber Hills, PA is about 64 days from the point you issue the initial notice to the tenant vacating. This includes the notice period, court hearing, and any appeal period before a sheriff lockout can be executed. Keep in mind that contested cases or tenant appeals can extend this timeline.
Q3
What are the common mistakes landlords make during an eviction?
The most common mistakes include: not serving proper notice or serving it incorrectly; accepting partial rent after issuing a notice (which can reset the clock); attempting illegal self-help evictions like changing locks or turning off utilities; and not thoroughly documenting all communications and damages. These errors can lead to case dismissal or costly counter-suits.
Q4
Can I charge late fees in Timber Hills?
Yes, you can charge late fees in Timber Hills, as long as they are clearly stated in your lease agreement and are reasonable. Pennsylvania law does not set a specific cap on late fees, but courts generally consider fees that are punitive rather than compensatory to be unenforceable. A typical late fee might be 5% of the monthly rent.
Q5
Do I need an attorney for an eviction in Timber Hills?
While you can represent yourself in Magisterial District Court, it is strongly recommended to hire an attorney for an eviction. An experienced landlord-tenant attorney understands the nuances of Pennsylvania law (see Pennsylvania eviction risk overview), can ensure all procedures are followed correctly, and can navigate any defenses raised by the tenant. This can save you time and money in the long run by preventing costly errors.
Q6
What if my tenant damages the property beyond the security deposit?
If the cost of damages exceeds the security deposit, you can pursue the tenant in court for the additional amount. You would typically file a separate civil complaint in Magisterial District Court or the Court of Common Pleas, depending on the amount. You'll need thorough documentation (photos, videos, repair estimates, invoices) to support your claim.
A 3.3/10 places Timber Hills in the 4th percentile of Pennsylvania cities on the Eviction Risk Score index. The score is the average of the nine sub-axes, all calibrated on a national 1 to 10 scale where 1 is most landlord-friendly and 10 is most tenant-protective. The 50-year reconstruction shows this score has climbed steadily since 1976, a structural drift driven by court-calendar growth, rent-control adoption, and the rise of tenant-side legal aid. The trajectory matters more than the snapshot: the score is the climate, not the weather.
Cities with similar eviction risk to Timber Hills (3.3/10)
Same risk band nationally · click any city for its full breakdown.
