Short answer: Under the Pennsylvania Landlord and Tenant Act, a residential landlord can charge a security deposit of no more than two months’ rent during the first year of a lease and no more than one month’s rent after that. When the tenant moves out and provides a forwarding address in writing, the landlord must return the deposit, or send an itemized list of damages with any balance, within 30 days. A landlord who fails to do so can owe the tenant double the amount wrongfully withheld.
This guide explains Pennsylvania security deposit law for landlords and tenants, including escrow and interest rules and how disputes are resolved.
How much can a landlord charge?
- First year of the lease: up to two months’ rent.
- Second year and later: up to one month’s rent. If a larger deposit is being held, the excess should be returned.
Escrow and interest rules
Pennsylvania requires security deposits over $100 to be held in an escrow account. Once a tenant has rented for two years or more, the tenant is generally entitled to interest earned on the deposit, less a small administrative fee the landlord may keep. The landlord must tell the tenant where the deposit is held.
Returning the deposit: the 30-day rule
- Tenant gives a forwarding address in writing. Without it, the landlord is not liable for the penalties described below.
- Landlord inspects the unit and identifies any damage beyond normal wear and tear.
- Within 30 days of the end of the lease, the landlord returns the deposit, or provides a written, itemized list of damages and returns any remaining balance.
What can a landlord deduct?
- Unpaid rent
- Damage beyond normal wear and tear, such as holes in walls, broken fixtures or pet damage
- Other charges the lease allows, if they are lawful
Normal wear and tear, such as faded paint, minor scuffs or carpet worn from ordinary use, generally cannot be deducted.
Penalties for violating the law
If a landlord fails to provide the itemized list within 30 days, the landlord can lose the right to withhold any part of the deposit. A landlord who wrongfully keeps any part of the deposit can be required to pay the tenant double the amount wrongfully withheld.
Tips for landlords
- Use a written lease that states the deposit amount and the deductions allowed
- Take dated photos or video at move-in and move-out
- Keep the deposit in a proper escrow account
- Calendar the 30-day deadline as soon as the tenant leaves
Tips for tenants
- Document the unit’s condition when you move in and when you move out
- Give your forwarding address to the landlord in writing
- Keep copies of your lease, receipts and all communication
Resolving a security deposit dispute
Most security deposit disputes are small enough for Pennsylvania’s Magisterial District Court, the state’s version of small claims court, which hears claims up to $12,000. See our guide to small claims court in Pennsylvania.
Frequently asked questions
How long does a landlord have to return a security deposit in PA?
30 days after the lease ends and the tenant moves out, provided the tenant has given a forwarding address in writing.
Can a landlord keep my deposit for normal wear and tear?
No. Deductions are limited to unpaid rent and damage beyond normal wear and tear, plus other lawful charges.
Does Pennsylvania require interest on security deposits?
For tenancies of two years or more, deposits over $100 held in escrow generally earn interest that is paid to the tenant, minus a small fee the landlord may keep.
Landlord or tenant with a lease or deposit dispute? Our real estate attorneys help with leases and landlord-tenant issues in Washington County and the Pittsburgh area. Call (304) 982-1586.