Washington County, Pennsylvania Eviction Risk: Low

Washington County carries a 3.9/10 Moderate average eviction-risk score across its 56 cities and boroughs, placing it 27th among Pennsylvania's 67 counties, meaning 26 counties are riskier and 40 are less risky. For landlords, that middle-of-the-pack position translates to workable operating conditions, though not a stress-free environment: the county's 31.9% renter share and an average rent burden of 28.1% of income signal that a meaningful slice of tenants is financially stretched.

The county's average rent runs roughly $995 per month, and the 11.7% poverty rate means that during any economic softening, delinquency risk rises faster here than in more affluent suburban counties in Pennsylvania. Investors who underwrite conservatively and maintain solid tenant-screening practices will find the market navigable, but those counting on unusually smooth collections or quick turnovers should temper their expectations.

The cities inside Washington County

Risk inside Washington County is sharply hyper-local. At the top end, McDonald scores 6.4/10, making it the county's highest-risk market. The county seat, Washington, scores 6.2/10, the second-riskiest, and with a population of 13,368 it concentrates a large share of the county's rental exposure in one place. Donora (population 4,527) also sits at 6/10, alongside Gastonville, reflecting persistent economic stress in the Mon Valley corridor.

Landlords willing to shop across the county will find meaningfully calmer pockets. McGovern scores just 4.2/10 with a population of 4,393, and California comes in at 4.6/10. At the absolute low end, individual markets drop to 3.2/10, a full 3.2 points below the county's riskiest cities. That range of 3.2 to 6.4 across a single county underscores how much due diligence must happen at the city level, not just the county level.

State-level laws that apply here

Every landlord in Washington County operates under the Pennsylvania Landlord and Tenant Act of 1951, 68 P.S. § 250.101 et seq. Notice requirements vary by situation: a nonpayment-of-rent notice requires 10 days under 68 P.S. § 250.501(b); a material breach notice requires 15 days for tenancies under one year or 30 days for tenancies of one year or more under 68 P.S. § 250.501(a); and an end-of-lease notice carries no statutory minimum waiting period. Understanding the full Pennsylvania eviction process is essential before filing, because an uncontested case still typically resolves in 30 to 60 days, and a contested matter can run 60 to 150 days.

Pennsylvania eviction costs add up quickly. Court filing fees run $130 to $250, sheriff lockout fees add another $50 to $150, and attorney fees commonly range from $500 to $3,000, with total out-of-pocket exposure reaching the higher end if a tenant contests. Pennsylvania imposes no statewide rent control and preempts any local attempts to create it, and no just-cause requirement applies to nonrenewal decisions, which are meaningful protections for landlords. The Pennsylvania Human Relations Commission enforces fair-housing obligations, and retaliation protections for tenants are codified at 68 P.S. § 250.205.

With a 11.7% poverty rate and renters making up 31.9% of households, Washington County's risk profile is real but manageable; the city grid above breaks out individual scores so investors can zero in on specific markets before committing capital.