1. Property and Lease Reference
The premises subject to this Notice are the residential rental property located at the address above (the "Premises"). The tenancy is governed by a lease or rental agreement dated [[Lease Date]] (the "Lease").
2. Grounds for Eviction
Landlord seeks possession of the Premises for the following reason(s) under Pennsylvania law (including the Landlord and Tenant Act of 1951, 68 P.S. §§ 250.101 et seq., and local rules):
[[Select and detail applicable ground(s): non-payment of rent; breach of lease covenant (specify); end of lease term / holdover; nuisance or illegal activity; other lawful cause]]
Specific facts supporting this Notice: [[Detailed description of the breach or reason, dates, amounts owed if rent, prior notices given]].
3. Amount Due (If Rent-Related)
If this Notice is based on non-payment of rent, the amount claimed to be due as of the date of this Notice is $[[Total Amount Owed]], itemized as follows:
- Rent for period [[Dates]]: $[[Amount]]
- Late fees (if permitted and disclosed): $[[Amount]]
- Other charges (specify): $[[Amount]]
Tenant may cure by paying the full amount claimed (plus any additional rent that accrues) on or before the deadline stated below.
4. Notice Period and Deadline to Cure or Vacate
Under Pennsylvania law and applicable local rules, Tenant is hereby given notice to:
[[Pay the rent in full or vacate / cure the breach or vacate / vacate the Premises]] on or before [[Exact Deadline Date and Time, allowing the minimum statutory or local notice period, e.g., 10 days for certain notices]].
If Tenant fails to pay or cure within the time allowed, or fails to vacate, Landlord will commence eviction proceedings in the appropriate court (District Court or Magisterial District Court having jurisdiction).
5. Tenant's Rights
Tenant has the right to:
- Pay the amount due (if rent) and remain in possession if cure is completed timely.
- Contest the eviction in court by appearing at any hearing and presenting defenses (including improper notice, retaliation, habitability issues, or waiver).
- Seek legal assistance from legal aid, tenant rights organizations, or a licensed Pennsylvania attorney.
Landlord may not use "self-help" eviction methods such as changing locks, shutting off utilities, or removing Tenant's property without a court order.
6. Method of Service
This Notice is being served by: [[Personal delivery / Certified mail, return receipt requested / Posting in a conspicuous place and mailing / Sheriff or process server]] on [[Service Date]].
Proof of service will be retained by Landlord.
7. Governing Law
This Notice is issued in accordance with the laws of the Commonwealth of Pennsylvania, including 68 P.S. § 250.501 and local rules of the court where the Premises are located. Landlord reserves all rights and remedies available under law.
8. Signature
[[Landlord Full Legal Name or Entity]]
By: _____________________________________________
Name: [[Signatory Name]]
Title: [[Owner / Property Manager / Authorized Agent]]
Date: [[Notice Date]]
Contact Phone: [[Phone]]
Mailing Address for Payment or Response: [[Address]]
9. Important Disclaimer
Template - not professional legal advice. Eviction procedures are strictly regulated and time-sensitive in Pennsylvania. Notice periods, cure rights, and filing requirements vary by county, municipality, and type of tenancy. This is an example template only. Use current official forms and consult a licensed Pennsylvania attorney or local housing authority before serving any notice. Requirements as of 2026.
[End of document]
10. Additional Lease and Statutory References
Tenant is advised that Pennsylvania law provides specific protections, including but not limited to:
- Requirement for written notice specifying the breach.
- Opportunity to cure for certain breaches within the time period set by statute or lease.
- Prohibition on retaliatory eviction for exercising tenant rights (68 P.S. § 250.501).
- Habitability obligations of the landlord under the implied warranty of habitability recognized in Pennsylvania case law.
Landlord has complied with all pre-notice requirements, including any required repair demands or payment ledgers.
11. Payment Instructions (If Applicable)
If curing by payment, remit the full amount by [[cash / money order / certified funds]] only to the address above. Personal checks may not be accepted for cure amounts. Include the property address and tenant name on the payment.
12. Consequences of Failure to Comply
If Tenant remains after the deadline without curing, Landlord will file a landlord-tenant complaint seeking possession and may seek judgment for unpaid rent, damages, and costs. A judgment for possession may result in a writ of possession and physical removal by the sheriff or constable.
13. Contact for Questions or Cure
Tenant may contact Landlord or Landlord's agent at the phone or address above to discuss cure options or to request a ledger. All communications should be in writing where possible to create a record.
14. Fair Housing and Non-Discrimination
This Notice is issued without regard to race, color, religion, sex, familial status, national origin, disability, age, or any other protected class under federal, Pennsylvania, or local fair housing laws.
15. Record Retention
Landlord will retain a copy of this Notice, proof of service, and all related documents for a minimum of three (3) years or as required by law.
16. Sample Calculation of Notice Periods (For Reference Only)
For non-payment of rent in many Pennsylvania jurisdictions, a 10-day notice to pay or quit is common for month-to-month or certain leases; longer periods may apply for other causes or under local ordinances. Always calculate the exact deadline using calendar days and excluding the day of service as required by local practice.
17. Tenant Defenses (Non-Exhaustive)
Common defenses that may be raised in court include:
- Improper service of notice.
- Failure to state the amount due with specificity.
- Prior acceptance of late rent (waiver or estoppel).
- Retaliation for reporting code violations or organizing tenants.
- Breach of implied warranty of habitability by Landlord.
- Illegal lockout or utility shutoff prior to this Notice.
18. Resources for Tenants
Tenant is encouraged to contact:
- Local legal aid society.
- Pennsylvania Legal Aid Network.
- County bar association lawyer referral service.
- Local housing counseling agency.
Landlord recommends that Tenant seek independent legal advice promptly.
19. Landlord Reservation of Rights
Landlord reserves all rights and remedies available under the lease, Pennsylvania statutes, and common law, including the right to pursue a money judgment for unpaid rent, damages to the Premises, and attorney fees where permitted by the lease or law. Acceptance of partial payment does not waive Landlord's right to proceed with eviction.
20. Final Certification
I certify that the statements in this Notice are true and correct to the best of my knowledge and that this Notice is issued in good faith.
_____________________________________________
Landlord / Authorized Agent Signature
Date: [[Notice Date]]
21. Exhibit Reference
Any ledger, photos, prior written notices, or other supporting documents are attached as exhibits or available upon request.
22. Acknowledgment of Receipt (For Use When Personally Served)
I, the undersigned Tenant or authorized occupant, acknowledge personal receipt of this Notice on the date written below.
Tenant Signature: _____________________________________________
Printed Name: [[Tenant Name]]
Date/Time: [[Date and Time]]
23. Certification of Posting and Mailing (Alternative Service)
I certify that on [[Date]], I posted a true copy of this Notice in a conspicuous place on the Premises and mailed a copy by first-class mail to the Tenant at the Premises address.
Server Signature: _____________________________________________
Printed Name: [[Name]]
Date: [[Date]]
