Pennsylvania requires a 10-day notice to quit for nonpayment of rent, and 15 or 30 days for a lease ending or a breach depending on the lease length, under the Landlord and Tenant Act of 1951.
A DSCR loan is sized on rent, so the time a unit sits without rent during an eviction is a real cost. This guide covers cases in magisterial district courts; Philadelphia uses its Municipal Court instead and isn't covered here. For the Pennsylvania rules that apply statewide, see DSCR loans in Pennsylvania.
How much notice do I give before filing?
Ten days for nonpayment of rent, and 15 or 30 days for a lease ending or a breach, depending on whether the lease runs one year or less or longer.
| Reason | Notice to quit |
|---|---|
| Nonpayment of rent | 10 days |
| Lease ending or breach, lease of one year or less | 15 days |
| Lease ending or breach, lease of more than one year | 30 days |
Exception: Section 501(e) lets a lease waive the notice, but a Delaware County court FAQ warns that unreasonable lease terms, such as a waiver of the required time periods, may not be enforced.
According to the Landlord and Tenant Act of 1951, Section 501, Pennsylvania General Assembly, and the Delaware County courts landlord and tenant FAQ, as of October 2026.
How fast does a case move once I file?
Judgment comes at the hearing or within three days after it under Rule 514, and for a residential lease the landlord can request an order for possession after the 10th day following judgment under Rule 515.
- Under Rule 504, the hearing is set no less than 7 nor more than 15 days after the complaint is filed.
- The same FAQ says the landlord can file for the order of possession on the 11th day after judgment.
Exception: In a nonpayment-only case, the tenant can stop the eviction at any time before the writ is executed by paying the rent owed and costs, under Section 503(c).
According to Pa.R.Civ.P.M.D.J. 504, 514 and 515, Unified Judicial System of Pennsylvania, the Landlord and Tenant Act of 1951 and the Delaware County courts FAQ, as of October 2026.
How long does a nonpayment eviction take?
Adding the stages, about 28 to 36 days pass from serving a nonpayment notice to the first day the landlord can file for the order of possession, before the order is served and carried out.
| Stage | Days |
|---|---|
| Notice to quit for nonpayment | 10 |
| Filing to hearing (Rule 504) | 7 to 15 |
| Judgment to order for possession filing | 11 |
| Total | 28 to 36 |
Exception: These counts assume filing the day the notice runs out, judgment at the hearing and no appeal. Serving and executing the order adds more time.
According to the Landlord and Tenant Act of 1951, Pa.R.Civ.P.M.D.J. 504 and the Delaware County courts FAQ, as of October 2026.
What happens to my rent if the tenant appeals?
A residential tenant has 10 days from judgment to appeal to the court of common pleas, and under Section 513 the appeal stops the eviction only if the tenant pays cash or bond, which court instructions carry out as rent paid into an escrow account with the prothonotary.
- For tenants above the income limits, the court's stay instructions call for the lesser of three months' rent or the rent awarded, paid into escrow when the appeal is filed, then monthly rent every 30 days until trial; lower-income tenants have other payment options.
- On a $3,600 judgment for an $1,800 unit, the lesser amount is $3,600, plus $1,800 every 30 days while the appeal is pending.
Exception: Escrowed rent is held by the prothonotary and released only by court order, so it protects the claim but doesn't restore monthly cash flow on its own.
According to the Landlord and Tenant Act of 1951, Section 513, and the Unified Judicial System's instructions for obtaining a stay of eviction, as of October 2026.
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