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Got a notice to quit in Pennsylvania?

A notice to quit is a paper from your landlord that says they want you to leave. Often the lease is ending, or they say you broke a lease rule. It is not a court order. Here is how many days it generally gives and how the eviction process works in Philadelphia. You will also see what you can do today.

Updated

What this paper is, and what it is not

To quit here means to leave. A notice to quit is generally a landlord's first step before going to court to end a tenancy. It may say your lease is ending. It may say you broke a rule in the lease. It gives a date to move out.

How many days the notice generally gives

Many Philadelphia leases have a line where the tenant gives up (waives) the right to a notice to quit. If your lease has one, your landlord may be able to go ahead without this notice. Even then, your landlord generally still needs a court order to make you leave.

These time limits come from Pennsylvania law. They are still being checked with legal partners. How the days are counted may matter. So may the day the count starts. Confirm your dates with the Philly Tenant Hotline.

The eviction process in Philadelphia, step by step

  1. Notice. Your landlord gives you a notice to quit, unless your lease waives it.
  2. Eviction Diversion Program. Philadelphia generally requires the landlord to take part in this free program before going to court. You can try to work things out there.
  3. Court case. If nothing is settled, your landlord may file a case in Municipal Court. You generally get court papers with a hearing date.
  4. Hearing. A judge hears both sides. Go, and bring your notice, your lease and your proof.
  5. Only a court order can make you leave. If the judge rules for your landlord, more court steps come first. Help is still there for you.

If you complained before you got the notice

Did you complain about repairs, call L&I (the City's inspections office), or join a tenant group before the notice came? Then the notice may be payback. City law generally bars a landlord from punishing you for a complaint. This is called retaliation.

New City rules are reported to start on November 1, 2026. They cover a notice that comes within 12 months after a violation was found at your home. They also cover a notice that comes within 12 months after you used a legal right, such as making a complaint. Then your landlord may have to prove the notice was not payback.

If you think the notice is payback, you may be able to challenge it. You would do this at the Fair Housing Commission, a free City office. Tenant advocates report that you have 15 days after you get the notice to file. Once your landlord files a case in court, the Commission can no longer take your complaint. This deadline is still being checked, so confirm it with legal help.

What to do today

  1. Keep the paper. Take a photo of every page. Write down the date you got it and how it came: by hand, by mail, or left at your door.
  2. Find your lease. Check how long it runs. Check if it has a line that gives up the notice to quit.
  3. Do not move out just because of the notice. Only a judge can order an eviction.
  4. Call the Philly Tenant Hotline at 267-443-2500. Ask what your notice means for you.
  5. If you complained before the notice, start your clock with StayTenant. It counts your days. It also gathers dated City records for your address.

Common questions

How many days does a notice to quit give in Pennsylvania?

It depends on the reason and on your lease. Tenant guides report 10 days for unpaid rent. They report 15 days for a lease of 12 months or less, and 30 days for a longer lease. These numbers are still being checked. Your lease may also waive the notice. Confirm your dates with legal help.

My lease says I waive the notice to quit. Can my landlord still evict me?

A waiver may let your landlord skip the notice. It does not let a landlord put you out on their own. Your landlord generally still has to go through the Eviction Diversion Program and the court. Call the Philly Tenant Hotline to check your lease.

Is a notice to quit the same as an eviction?

No. A notice to quit is a paper from your landlord. Only a judge can order an eviction, after a court case.

What is the Fair Housing Commission?

It is a City of Philadelphia office. It hears tenant complaints about unfair rental practices. One example is a notice that may be payback for a complaint. Filing is free, and you do not need a lawyer to file.

Where to get help

Call the Philly Tenant Hotline267-443-2500

Fair Housing Commission

The Fair Housing Commission is a City office. It hears tenant complaints about unfair rental practices, like a notice that may be payback for a complaint.

To file, fill out the Commission's intake form. You can mail, email, or fax it, or bring it in. It is free.

Open the intake form

Before you file, call to confirm the steps.

Sources

We are still checking the rules in this tool with legal partners. Each rule below shows where it came from and whether it has been verified. Some details may change. Call the Philly Tenant Hotline to confirm.