Pennsylvania security deposit rules
Pennsylvania limits security deposits to two months' rent during the first year of the lease; one month's rent in the second and later years (no deposit increase required after five years of occupancy). The deposit must be returned written list of damages and refund of the balance (with any interest due) within 30 days of termination of the lease or surrender and acceptance of the premises, whichever first occurs, with an itemised list of any deductions. Pennsylvania is one of the states that requires interest on the deposit.
What the law requires
Two months' rent during the first year of the lease; one month's rent in the second and later years (no deposit increase required after five years of occupancy). Returned Written list of damages and refund of the balance (with any interest due) within 30 days of termination of the lease or surrender and acceptance of the premises, whichever first occurs. Deposits over $100 must be escrowed in a regulated institution; after the second anniversary of the deposit the tenant is entitled to the interest annually, less a 1% per year administrative fee retained by the landlord (§ 250.511b). Landlord who fails to provide the 30-day list forfeits the right to withhold and is liable for double the deposit. Text read via Wayback Machine copy of the official legis.state.pa.us consolidated text (Landlord and Tenant Act of 1951).
- Deductions: unpaid rent and damage beyond normal wear and tear, itemised in writing. Cleaning and repainting after ordinary use are normal wear in most states.
- Deadline: the 30-day clock usually starts when the tenant moves out and, in many states, when a forwarding address is provided. Missing it typically forfeits the landlord’s right to keep any of the deposit and can add statutory damages.
- Interest: Pennsylvania requires interest on the deposit. The deposit interest calculator applies the rate and thresholds.
Move-out checklist
- Give written notice of the move-out date and a forwarding address; many deadlines only start when the landlord has the address.
- Photograph every room after cleaning, with a timestamp. Request a joint inspection where the state allows one.
- If the deadline passes, send a written demand citing 68 P.S. § 250.511a; § 250.511b; § 250.512. Small-claims court handles deposit disputes in every state and most cap the claim well above a typical deposit.
Related Pennsylvania rules
- Late fees: No statutory cap or grace period for residential late fees in Pennsylvania; the lease controls and fees must be reasonable (Philadelphia and some cities have local rules). Late fee calculator.
- Notice to end a tenancy: Landlord notice to quit at the end of a term or for breach: 15 days for a lease of one year or less or of indeterminate time (including month-to-month); 30 days for a lease longer than one year. The statute addresses only the landlord's notice; the tenant's notice period is governed by the lease (UNVERIFIED statutory rule for tenants). The notice to quit may be waived in a written lease. Notice calculator.
- All rules on one page: Pennsylvania landlord and tenant law.
Frequently asked questions
How much can a landlord charge for a security deposit in Pennsylvania?
Two months' rent during the first year of the lease; one month's rent in the second and later years (no deposit increase required after five years of occupancy). Deposits over $100 must be escrowed in a regulated institution; after the second anniversary of the deposit the tenant is entitled to the interest annually, less a 1% per year administrative fee retained by the landlord (§ 250.511b). Landlord who fails to provide the 30-day list forfeits the right to withhold and is liable for double the deposit. Text read via Wayback Machine copy of the official legis.state.pa.us consolidated text (Landlord and Tenant Act of 1951).
How long does a landlord have to return a security deposit in Pennsylvania?
Written list of damages and refund of the balance (with any interest due) within 30 days of termination of the lease or surrender and acceptance of the premises, whichever first occurs. The statute is 68 P.S. § 250.511a; § 250.511b; § 250.512.
Does a Pennsylvania landlord have to pay interest on the security deposit?
Yes, in the circumstances set out in 68 P.S. § 250.511a; § 250.511b; § 250.512. See the Pennsylvania deposit interest calculator for the rate and the rules.