Deposit laws by state · Pennsylvania
Pennsylvania security deposit laws.
Pennsylvania caps the deposit at two months' rent in the first year and one month thereafter. Landlords have 30 days from the end of the lease (and tenant's forwarding address) to send an itemized list with refund. Failure to send the list forfeits ALL claims against the deposit.
Key rules
What Pennsylvania landlords need to do.
- 1.
Maximum deposit: 2 months' rent in the first year of tenancy; 1 month's rent in the second year and beyond.
- 2.
30-day deadline to send itemized list + refund after lease end and receipt of forwarding address.
- 3.
Failure to provide the itemization waives the landlord's right to retain any of the deposit, even for documented damage.
- 4.
Deposits over $100 must be deposited in an escrow account; interest accrues to the tenant after the second year.
- 5.
Wrongful withholding triggers double damages.
Common pitfalls
Where Pennsylvania landlords lose deposit cases.
Holding the full 2-month deposit into year 2 — must be reduced to 1 month at the start of year 2.
Skipping the itemized list because deductions are obvious — case law treats no-list as forfeiture.
Forgetting to disclose the bank where the deposit is held when over $100.
Statute
Pennsylvania Landlord and Tenant Act of 1951 (68 P.S. § 250.512)
Read the statute on the Pennsylvania legislature site →This page is a landlord-oriented summary, not legal advice. Local ordinances may impose stricter rules than state law. Consult a Pennsylvania attorney before acting on a contested deposit dispute.
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Start your first report →Or use the free templateCommon questions
Pennsylvania deposit FAQ.
- How long does a landlord have to return the security deposit in Pennsylvania?
- 30 days after move-out, per Pennsylvania Landlord and Tenant Act of 1951 (68 P.S. § 250.512). The clock typically starts when the tenant gives a forwarding address; check the statute for state-specific triggers.
- What's the maximum security deposit allowed in Pennsylvania?
- 2 months' rent (year 1); 1 month (year 2+). Charging above the cap is unenforceable and exposes the landlord to penalties.
- What's the penalty for wrongfully withholding a deposit in Pennsylvania?
- Double the amount wrongfully withheld for failure to provide a written list of damages within 30 days.
- Does Pennsylvania require an itemized deduction statement?
- Yes. Pennsylvania requires an itemized written statement listing each deduction with its cost. Sending a refund without itemization (when claiming any deductions) commonly triggers the wrongful-withholding penalty.
- Does Pennsylvania require a pre-move-out inspection?
- Pennsylvania does not require a pre-move-out inspection. Offering one anyway is good practice — it reduces dispute risk by giving the tenant a chance to remedy issues.