Pennsylvania Landlord-Tenant Law — What You Need to Know
Pennsylvania landlord-tenant relationships are primarily governed by the Pennsylvania Landlord and Tenant Act (68 P.S. § 250.101 et seq.). Understanding the key provisions helps you evaluate your options when selling a rental property.
Month-to-Month Tenancies — Notice Requirements
For a month-to-month tenancy, you must give at least 15 days written notice to terminate (for tenancies of less than 1 year) or 30 days notice (for tenancies of 1 year or more). Notice must be in writing. The notice period begins at the start of the next rental period.
Fixed-Term Leases — Lease Transfers with the Property
If there is a fixed-term lease (e.g., a 12-month lease), selling the property does not terminate it. The new owner must honor the lease until it expires. The sale simply transfers the landlord role to the buyer. This is why many cash buyers are comfortable purchasing tenant-occupied rentals — they become the new landlord and handle the tenancy from there.
Right of Entry for Showings
Pennsylvania law requires landlords to provide reasonable notice before entering a rented unit. For showing purposes, most landlords provide 24-48 hours written notice. Tenants can make showings difficult if they're uncooperative — this is one major reason landlords prefer cash buyers (who don't need showings).
No Right of First Refusal
Pennsylvania does not grant tenants a statutory right of first refusal when a property is sold. You are not required to offer the tenant the opportunity to purchase before selling to a third party, unless your lease specifically includes such a provision.
Your Options for Selling a Rental in Pennsylvania
Option 1: Sell to a Cash Buyer With Tenant in Place
Cash buyers purchase tenant-occupied properties. No showings, no need for tenant cooperation, no waiting for the lease to end. The buyer inherits the tenant relationship at closing. If you have a non-paying or problem tenant, a cash buyer may discount the offer to reflect that — but you close and move on.
Best for: Non-paying tenants, problem tenants, lease situations where tenant cooperation is unlikely.
Option 2: Cash for Keys — Negotiate Voluntary Vacancy
Offer the tenant a cash payment to vacate voluntarily before the sale. Faster and cheaper than formal eviction. Works best when the tenant wants to move but needs financial help covering moving costs or a deposit on a new place. See section below for details.
Best for: Cooperative tenants who want to leave but lack the means to do so.
Option 3: Wait for Lease to Expire
If the lease is expiring soon (1-3 months), you can give proper notice and list after the tenant vacates. This gets you a vacant property for traditional listing — which typically brings higher offers. Practical when the timeline works in your favor.
Best for: Lease expiring soon, cooperative tenant, property in good condition.
Option 4: Formal Eviction (Then Sell)
If a tenant is not paying and won't leave voluntarily, formal eviction through the District Justice is an option. In Pennsylvania, the process typically takes 4-8 weeks for non-payment. Costly (time and money) but may be necessary in some situations.
Note: You can sell to a cash buyer at any point during the eviction process — the buyer takes over the eviction.
Cash for Keys — What It Is and How It Works in PA
Cash for keys is a voluntary agreement between a landlord and tenant: the landlord pays the tenant a lump sum in exchange for vacating the property by a specified date in clean, undamaged condition.
Typical Cash for Keys Terms
Payment amount: $500-$2,500 depending on situation, location, and urgency
Vacate deadline: 7-21 days from signing the agreement
Condition requirement: Property returned in clean condition, all personal property removed
Agreement format: Written agreement signed by landlord and tenant
Payment timing: Usually upon vacating and key return — not upfront
Cash for keys is almost always faster and cheaper than formal eviction in Pennsylvania. A formal eviction runs 4-8 weeks and costs $200-$500+ in court fees, plus your time. Cash for keys at $1,500 may actually be the less expensive option.
We give written cash offers in 24 hours.
Tenant-occupied is fine. Written offer in 24 hours.
Frequently Asked Questions — Selling Tenant-Occupied Property in PA
Can I sell a rental property with tenants in Pennsylvania?
Yes. You can sell a tenant-occupied property at any time. The sale does not terminate the lease — the new owner takes over as landlord and must honor the existing lease terms. Cash buyers purchase tenant-occupied properties and handle the tenant relationship after closing.
How much notice do I need to give tenants before selling in PA?
You are not required to give tenants notice that you're selling the property. However, if you want to show the property (required for a traditional listing but not for a cash sale), you must give reasonable notice before entry — typically 24 hours under Pennsylvania law.
What happens to the lease when I sell a tenant-occupied property?
The lease transfers to the new owner. The buyer must honor the existing lease until it expires. Pennsylvania follows the "sale does not break a lease" doctrine — tenants' rights continue through a change of ownership.
Can I sell if my tenant stopped paying rent?
Yes. Cash buyers purchase properties with non-paying tenants. You are not required to complete the eviction process before selling. The buyer takes ownership subject to the existing tenancy situation and handles it from there.
What is "cash for keys" and does it work in Pennsylvania?
Cash for keys is a voluntary agreement where the landlord pays the tenant to vacate the property and leave it in acceptable condition, avoiding the formal eviction process. It's legal in Pennsylvania and can be faster and cheaper than eviction for both parties. Typical amounts range from $500 to $2,500 depending on the situation.
Related: Harrisburg Tenant-Occupied Guide · Sell As-Is Guide