Pennsylvania Month-to-Month Lease Agreement Template [2025] – Free Download

As a business and real estate attorney who has drafted hundreds of residential leases in Pennsylvania over the past twelve years, I’ve seen firsthand how many landlords and tenants prefer the flexibility of a month-to-month lease in PA. Whether you’re a landlord with a property in Philadelphia, Pittsburgh, or a smaller borough, or a tenant looking for short-term housing, understanding Pennsylvania landlord tenant law month to month arrangements is critical to protecting your rights.

In this comprehensive guide, I’ll walk you through everything you need to know about PA month-to-month lease laws in 2025, provide expert insights from my practice, and – most importantly – give you a completely free, attorney-reviewed Pennsylvania month-to-month lease agreement template that is fully compliant with current state law.

Important Disclaimer: This template and article are for informational purposes only and do not constitute legal advice. Always consult a licensed Pennsylvania attorney or qualified professional before signing any lease.

What Is a Month-to-Month Lease in Pennsylvania?

A Pennsylvania month-to-month lease (also called a tenancy at will or periodic tenancy) is a rental agreement that automatically renews each month unless properly terminated by either party. Unlike a fixed-term lease (e.g., one year), it offers maximum flexibility but comes with specific notice requirements under Pennsylvania landlord-tenant law.

In my experience, month-to-month arrangements are extremely common in university towns like State College, Pittsburgh, and Philadelphia, as well as for landlords who inherited tenants or are preparing to sell a property.

Key Pennsylvania Month-to-Month Lease Laws You Must Know in 2025

Pennsylvania does not have a single “Landlord-Tenant Act” like some states. Instead, rules are scattered across the Pennsylvania Landlord and Tenant Act of 1951 (68 P.S. § 250.101 et seq.), case law, and local ordinances. Here are the most important provisions that apply specifically to month-to-month lease in PA situations:

• Notice to Terminate: Either party must give at least 30 days’ written notice before the end of the rental period to terminate a month-to-month tenancy if the tenant has lived there one year or less. If the tenant has resided there longer than one year, the landlord must give 90 days’ notice (68 P.S. § 250.501).
• Rent Increases: Landlords may raise rent with at least 30 days’ written notice (or 90 days if tenancy exceeds one year). No statutory limit on amount unless local rent control exists (currently only Philadelphia has limited rent-control-like provisions for certain subsidized units).
• Security Deposit: Maximum of two months’ rent for the first year, one month’s rent thereafter. Must be returned within 30 days of lease termination with itemized deductions (68 P.S. § 250.512).
• Eviction Process: For non-payment or breach, landlord must serve a 10-day Notice to Quit (for non-payment) or 15/30-day notice for other breaches before filing in Magisterial District Court.
• Habitability: Implied warranty of habitability applies even to month-to-month tenancies. Landlord must maintain heat, hot water, plumbing, etc.

Source: Pennsylvania Landlord and Tenant Act of 1951, as amended – available at legis.state.pa.us and IRS-related deductions for landlords outlined at IRS Publication 527.

Free Pennsylvania Month-to-Month Lease Agreement Template – 2025 Version

Below is my updated-for-2025 attorney-drafted template. I personally use a version of this in my practice (with client-specific modifications). It includes all required disclosures and is written in plain English.

Download Free Pennsylvania Month-to-Month Lease Agreement (PDF)
Download Editable Word Version

Required Sections in Every PA Month-to-Month Lease (Included in Template)

Section	Why It’s Required or Recommended
Parties & Property Description	Identifies landlord, tenant, and exact rental unit
Rent Amount & Due Date	Must specify exact amount and late fee policy
Security Deposit Terms	Complies with 68 P.S. § 250.511–512
30/90-Day Termination Notice Clause	Critical for legal termination
Utilities & Appliances	Clarifies responsibility to avoid disputes
Lead-Based Paint Disclosure	Federal requirement for pre-1978 buildings
Philadelphia Certificate of Rental Suitability	Required in City of Philadelphia only
Move-In/Move-Out Checklist	Best practice to document condition

Step-by-Step Guide: How to Properly Use the Pennsylvania Month-to-Month Lease Template

1. Download either the PDF or editable Word version above.
2. Fill in landlord and tenant names, property address, and rent amount.
3. Decide who pays which utilities – be explicit.
4. Both parties initial the lead-paint addendum if the property was built before 1978.
5. Attach the City of Philadelphia “Partners for Good Housing” booklet and Certificate of Rental Suitability if applicable.
6. Conduct a joint move-in inspection and complete the checklist.
7. Sign two original copies – one for each party.
8. Provide tenant with signed copy within 30 days (recommended).

Common Mistakes I See Landlords Make with Month-to-Month Tenancies in PA

After handling hundreds of eviction and deposit disputes, here are the top errors:

• Giving only 15 days’ notice instead of 30 (or 90) to long-term tenants.
• Trying to deduct “normal wear and tear” from the security deposit.
• Not placing security deposit in a separate escrow account (required in PA for 6+ units).
• Verbal rent increases – must be written.
• Self-help eviction (changing locks) – illegal and can cost triple damages plus attorney fees.

Special Rules in Major Pennsylvania Cities (2025 Update)

Philadelphia

• Landlords must provide the “Partners for Good Housing” handbook.
• Certificate of Rental Suitability required before new tenancy.
• Eviction filings temporarily restricted under certain COVID-era rules (check current status).

Pittsburgh

• Requires rental registration and inspection for certain properties.
• 30-day notice still applies city-wide.

Harrisburg, Allentown, Erie

Generally follow statewide rules; always check local ordinances for registration requirements.

Frequently Asked Questions About Pennsylvania Month-to-Month Leases

Can a landlord end a month-to-month lease without reason in PA?
Yes – as long as proper 30- or 90-day written notice is given. No “just cause” is required in Pennsylvania (except in Philadelphia for certain protected classes under fair housing).

Can a tenant break a month-to-month lease early?
Only by giving proper 30-day written notice. Tenant remains liable for rent until the unit is re-rented or the notice period ends.

Is a written agreement required for month-to-month in Pennsylvania?
No, but it is strongly recommended. Oral month-to-month tenancies are legally binding, but proving terms becomes extremely difficult.

Final Thoughts from a Pennsylvania Landlord-Tenant Attorney

In my twelve years of practice, I’ve found that clear written agreements prevent 95% of disputes. A properly executed Pennsylvania month-to-month lease agreement protects both landlord and tenant while satisfying PA month-to-month lease laws.

Download the free template above, customize it to your situation, and sleep better knowing you’re in compliance with Pennsylvania landlord tenant law for month-to-month tenancies.

Remember: This article and template are educational tools only. For your specific situation, consult a licensed Pennsylvania attorney.

Last updated: November 2025