How to start a eviction in Pennsylvania

Question

Hi BP! Its the moment i knew was going to happen as soon as i became a landlord! I have a tenant that is working on 3 months behind on rent. Ive been trying to work with him but he keeps saying he is going to make a payment (online cozy) but never does etc. Lots of stories etc. At this point he isn't even answering my txt or calls. This has been going on for months now.

Should i move forward with a eviction? Any advice on this subject? How to? Please and thank you.

Lucas Hall · Answer

Hi Jonathan

From one landlord to the other, I suggest you handle nonpayment situations quickly and effectively. As soon as a tenant misses a payment, send them a standard "10 Day Notice to Pay or Quit" according to 68 P.S. §§ 250.501(b).

Then, if they don't move out or pay up within 10 days, file an eviction action in your local courthouse.

Follow the motto "If you can't pay, you can't stay", and don't be afraid to tell your tenant that.  It's a business for you, and if he's not going to pay, you need to get him out quickly so you can move in someone else.

Good luck!

Lucas Hall · Answer

Jonathan W.

Unfortunately, I do not know. Each county has their own minor rules and processes. I suggest checking your local county court website and inquiring with them.  Usually, when you fill out the "unlawful detainer" form at the courthouse, they'll be able to give you an estimate of how long you'll have to wait.

Alternatively, you could try "cash for keys"  where you pay the tenant to leave, if he'll leave by friday and leave the unit in good condition.  But on the flip side, it's emotionally difficult to give money to someone who didn't pay rent.

Jon W. · Answer

Angie, thank you. NYC has very strict laws protecting tenants i see. I leased a apartment for 2 years in Bayside and the landlord was very careful when accepting me. Now i know why he asked for so much! Sorry to hear that happened to you. Ive been on google and from my research i don't beleive Pennsylvania is as strict. What do you think?

Angie Williams · Answer

oh johnathan been here done that worst experience ever. Us landlords have no rights when it comes to tenants. Tenants are always favored, even squatters by law. I went through a 8 month sheriff eviction. It cost me thousands after filing fees, lose of income, and the best part was I even had to pay for the moving truck for her belongings to be sent to a storage facility for one month that I also had to pay for.

Do you have a lease? Without a lease they are deemed squatters. Which is the worst case senario. I actually had a 23 yr old girl, heroin addict, and her 4 children squat in my home and had to sit back and wait close to 8 months. She literally stayed up until the last minute when the sheriffs came, Guns drawn, to find she was sleeping upstairs with not a care in the world.

They removed her from the property as well as her belongings. I truly hope you don't have to take this route. Defiantly consider cash for keys!!! Best option to try. Maybe pay for his first months rent and security so he has initiative to leave. Most likely it's always financial reasons which is why they aren't leaving. Believe me it's a lot cheaper then going through the system. Because the judge most likely won't consider any back rent owed from the renter just a date he needs to vacate and that's still not promised. Also, follow all rules, don't turn off any utilities, don't change locks, do not go into the apartment without notice, etc. because then you will take all the heat for breaking the laws not him. Have anything and everything in writing, print out all convos, write down all dates and any issues that have occurred. You want to cover yourself at all costs if you have to go to court. The timeline for eviction is immediate once rent has stopped being paid I believe. But it's going to take a couple more moths to get him out. Some advice ...start now!!! And Good luck, hope all well!

Jon W. · Answer

mathematically the cash for keys idea is a great financially. I never thought of that route. On the otherside you are on target with the emotional part.

Jon W. · Answer

@lucas hall, thank you. Do you know the estimated time it takes in pa to do a standard eviction?

How to start a eviction in Pennsylvania

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