What Pennsylvania requires
- Within 30 days after the lease ends, or after the premises are surrendered and accepted if that comes first, the landlord gives the tenant a written list of any damages the landlord claims the tenant is liable for, with payment of the deposit and interest that exceed the actual damages the tenant causedLandlord and Tenant Act of 1951 (68 P.S.), s. 512 (a)
- A landlord who does not give the written list within 30 days forfeits all rights to withhold any part of the deposit and interest, and to sue the tenant for damage to the premisesLandlord and Tenant Act of 1951, s. 512 (b)
- A landlord who does not pay the balance within 30 days is liable for double the amount by which the deposit and interest exceed the actual damages the tenant caused; the landlord bears the burden of proving those damagesLandlord and Tenant Act of 1951, s. 512 (c)
- A tenant who does not give the landlord a new address in writing when the lease ends relieves the landlord from liability under these return rulesLandlord and Tenant Act of 1951, s. 512 (e)
- A tenant cannot waive these deposit protections by contract or otherwise; they apply to residential leasesLandlord and Tenant Act of 1951, s. 512 (d) and (f) ยท Landlord and Tenant Act of 1951, s. 511.1 (e) and (f)
- A deposit for damages or unpaid rent may not exceed two months' rent in the first year of a lease, or one month's rent in the second and later years or on renewalLandlord and Tenant Act of 1951, s. 511.1 (a) and (b)
The 30-day list of damages
Within 30 days after the lease ends, or after the premises are surrendered and accepted if that comes first, the landlord gives the tenant a written list of any damages the landlord claims the tenant is liable for. With the list goes payment of whatever the deposit and interest exceed the actual damages the tenant caused.
Rent owed and other lease breaches can still be held back. A tenant who does not give a new address in writing when the lease ends relieves the landlord from liability under these rules.
What missing the deadline costs
Without the written list within 30 days, the landlord forfeits all rights to withhold any part of the deposit and to sue the tenant for damage to the premises. That second part makes the list the gateway to any damage claim.
Not paying the balance within 30 days makes the landlord liable for double the amount by which the deposit exceeds the actual damages, and the landlord has to prove those damages. A tenant cannot waive these protections.
Deposit limits
A deposit for damages or unpaid rent may not exceed two months' rent in the first year of a lease, or one month's rent in the second and later years or on a renewal.
From walkthrough notes to a finished Pennsylvania report
With the burden of proof on the landlord, the damages list needs evidence behind it. At move-out, note each room and every item of damage, and what caused it if you know. ReportDraft writes it up room by room with each damaged item described specifically enough to be a line on the list, records the tenant's new address in the header, and leaves lines for the landlord and the tenant to sign.
A move-in report in the same layout shows what was already there, so each item on the list can point to a change.
Common mistakes
- Missing the 30 days, which forfeits both the deposit claim and the right to sue for damage.
- Sending a list without paying the balance of the deposit.
- Listing damage without evidence, when the landlord carries the burden of proof.
- Taking more than one month's rent as a deposit after the first year of a lease.
- Not asking the departing tenant for a new address in writing.
Sources
- Landlord and Tenant Act of 1951 (68 P.S.), s. 512 (a), checked October 10, 2026
- Landlord and Tenant Act of 1951, s. 512 (b), checked October 10, 2026
- Landlord and Tenant Act of 1951, s. 512 (c), checked October 10, 2026
- Landlord and Tenant Act of 1951, s. 512 (e), checked October 10, 2026
- Landlord and Tenant Act of 1951, s. 512 (d) and (f), checked October 10, 2026
- Landlord and Tenant Act of 1951, s. 511.1 (e) and (f), checked October 10, 2026
- Landlord and Tenant Act of 1951, s. 511.1 (a) and (b), checked October 10, 2026
Last reviewed October 10, 2026. Next review due January 10, 2027. This page explains published rules to help you write your report. It is not legal advice; the official text linked above governs.