I’m Property Manager Jen AKA PM Jen—landlord educator, real estate investor, and the no-BS voice behind Hold It With PM Jen. I’ve been managing rentals and building wealth through buy-and-hold real estate for over 20 years. I’m also the founder of One Focus Property Management, the largest residential management company in North Central Pennsylvania. So when I talk about evictions, trust me—I’ve done the work. I’ve personally handled hundreds of them, and I know how to get it done right.
If you're here, you’re probably facing one of the hardest parts of being a landlord: kicking out a tenant. It sucks. It’s stressful. But sometimes it’s the only move left—and when that happens, you need to act fast, smart, and legally. That’s exactly what this guide is for.
This is the real-world, step-by-step, Pennsylvania-specific eviction process straight from someone who does this for a living—not a message board or a Facebook group guess. No fluff, no fear tactics. Just the facts and strategy you need to get your property back and keep your investment protected.
If you’re new here—welcome. I help real people build real wealth with real estate by teaching them how to buy, hold, and manage property like a pro. If this guide helps you, follow me. There’s a lot more where this came from.
First Things First: This Isn’t Legal Advice
Let’s get this out of the way. I am not a lawyer. I’m a landlord educator, advocate, and property management badass with years of experience in the Pennsylvania rental market. What I’m sharing here is how we do things at One Focus Property Management, but it’s not a substitute for real legal advice. If your situation is messy, complicated, or you just feel in over your head—get an attorney.
Pre-Filing
Working With Tenants Before You File
Before you start taping notices to doors, let’s back it up. Most landlords I know would rather work with their tenants than go straight to court. That’s a good instinct. Sometimes a simple payment plan or heart-to-heart talk is all it takes. But this article assumes you’ve tried that route—or decided it’s not gonna work in this case—and now you’re ready to enforce the lease.
Chill Out: Emotions Are the Enemy of Execution
I get it. You’re mad. Your tenant has lied, broken promises, maybe even trashed your place. That righteous anger you're feeling? Totally normal. And totally unhelpful. If you let your emotions drive your actions, you’ll screw up the process. Eviction is business. Keep your eye on the facts. This person is not your dependent. They are not your project. You’re enforcing a legal contract, not getting revenge.
Get Your Sh*t Together: Documentation is Everything
Before you even think about a notice to quit, get your paperwork in order. You’ll need:
A fully signed lease agreement
A payment ledger showing rent charges, payments, and balances going back to when they were last at zero
If the issue is non-payment, your ledger is your Bible. I don’t care if it’s from fancy software or scribbled on a napkin—just make it clear and accurate.
If it’s something other than non-payment—like unauthorized tenants, pets, property damage, or lease violations—you’ll need proof. Photos. Emails. Texts. Notices you’ve already sent. And print everything. Don’t show up to court waving your phone. Some courts won’t even let you bring electronics in. If you have video, consider loading it onto an iPad. Judges aren’t tech wizards—make it easy for them.
Posting the Notice to Quit Now that your docs are tight, it’s time for the first legal step: posting the notice to quit. This is a formal document telling the tenant, “Fix this, or I’m taking you to court.” It needs:
Your name and contact info
The tenant’s name and address
The reason for the notice
The amount of time they have to fix the issue or vacate
How Much Notice?
10 days for non-payment of rent
15 days for non-monetary lease violations if the lease is 1 year or less
30 days for non-monetary lease violations if the lease is more than 1 year
Yes, the length of the lease can bite you here. Longer leases = longer notice periods.
How to Deliver That Notice Like a Pro
Tape it directly to the door. Not folded. Not in an envelope. Right there, face out, like a parking ticket. Yes, it feels invasive. Yes, it’s legally required. Then step back and take a picture that shows the notice posted and the property address. Timestamp it. Keep it in your records.
The Waiting Game
Once it’s posted, you wait. Mark your calendar for the day after the notice expires. And if the last day falls on a Sunday or holiday, tack on an extra day. You can’t file until that time has fully passed.
Time to Decide: File or Not?
The first step is making the decision: are you filing or not? This depends on whether your tenant fixed the issue listed in your notice to quit. Did they pay the full balance? Did the mystery dog disappear? Did they shovel that damn sidewalk? If yes, you may not need to move forward. If no, it's time to file the landlord-tenant complaint.
Filing
Find the Right District Court
You have to file in the correct district court, and that’s determined by the address of the rental property—not your business address, not your home, just the property. Go to the state magistrate court finder online. If it’s unclear, call the courthouse you think it might be and give them the address. They’ll confirm which court is the right one. Don’t guess here—filing in the wrong court is a waste of everyone’s time.
Get Your Filing Documents
You’re going to need two documents:
The Landlord Tenant Complaint
The Civil Service Members Relief Act Affidavit
Download both from the state’s site. You need to file both every time, no exceptions. Don’t be lazy here—it’ll bite you.
Filling Out the Complaint
Let’s break it down with two common examples:
1. Non-Payment of Rent List the county, court number, and judge’s name. Then fill in your name and address and the tenant’s full name and address—plus any other adult living there, even if they aren’t on the lease. Use "et al" if needed. Then enter the monthly rent, security deposit amount, and a breakdown of charges owed (rent, late fees, etc.). Check the box for additional rent that might come due before the hearing.
2. Lease Violation (Immaterial Breach) Same top part. But now, under the reason for filing, choose the option for a lease breach other than non-payment—like an unauthorized animal. Clearly explain the violation and select the appropriate box. Still include the future rent due clause.
Complete the Military Affidavit
You have to tell the court whether your tenant is in the military. If you don’t know, use the federal site listed on the form to check. Fill out your name, the tenant’s name, and honestly explain what you know and how. Even if you’re unsure, write that—just show you made the effort.
File at the Courthouse
Take your paperwork and payment (usually $150–$200) to the court. The clerk will review your forms, accept payment, and either give you a court date or mail it to you later. If you don’t want to wait, call the court a few days after filing.
Hearing
Prepare for the Hearing
This is where most landlords mess up. Print your evidence. Judges don’t want to scroll through your phone. Bring:
Lease
Ledger
Photos
Inspection reports
Texts/emails
Copy of notice to quit
Make three copies of everything—one for you, one for the judge, one for the tenant. If you have witnesses like neighbors, maintenance techs, or police officers, make sure they’re prepped. Subpoena officers if needed. It's easier than you think.
Show Up to Court (And Handle It Like a Boss)
Arrive five minutes early and check in with the clerk. The waiting room will likely be small, and yes, you might sit next to the tenant. Stay professional. If they show up, take a minute to explain what’s going to happen in the courtroom. You’re not trying to scare them—you’re trying to get compliance or your unit back.
Inside the Courtroom
Once you’re called, sit on the correct side and wait for the judge. They’ll read the facts of the case and either guide you or ask you to present your case. Be clear, show your evidence, and call your witnesses.
Then the tenant gets their turn. Don’t interrupt. Judges can spot attitude a mile away. If the judge asks questions, answer clearly and only what’s asked. Be respectful and avoid any drama.
Understand the Judgment
Most of the time, the judge will issue a decision on the spot. They'll explain the result, your timeline, and the tenant’s appeal rights. If anything is unclear, ask questions before you leave. It’s tough to get clarification later.
Types of Judgments
There are two main types of judgments a judge can give you: "pay and stay" or "possession."
The most common is "pay and stay." That means the tenant can pay the total amount owed—including court costs—any time before the constable physically removes them, and the whole process stops. They pay, they stay. I’ve literally been at the door with the constable when a tenant handed me a wad of cash to the dollar. And yep, we walked away. Eviction canceled.
The second kind of judgment is for possession. That means even if they pay, they’re still getting evicted. This usually happens in more serious cases—violence, threats, danger to others, or repeated violations.
If you're not sure what kind of judgment you got, don’t leave the courtroom without asking the judge directly. It matters.
When to Request Possession
We typically only ask for possession when things are dangerous—to the property, other residents, or our team. If it’s just non-payment and there’s no real drama, we’re fine with pay and stay. But repeated problems? Hostile behavior? We’re not playing around. That’s a possession request.
Every judge is different, and you’ll have to make your own call based on the situation. But knowing the difference—and having a strategy—matters big time.
The Appeal Period
After a judgment is issued, there’s a 10-day appeal period. That’s the window when either party can go to the county court and challenge the decision.
If you’re the landlord, don’t freak out. In all the hundreds of evictions I’ve done, I’ve only had three appeals. It’s not that common. But if it happens? Call your lawyer. The process gets more complicated, and you’ll want legal help.
Eviction
Filing the Order of Possession
If no appeal is filed and the tenant hasn’t paid up or fixed the problem, it’s time to file the order of possession.
You’ll go back to the same district court with:
Your judgment paperwork
A check (around $150 to $200)
Tell the clerk you’re filing an order of possession. They’ll prepare the paperwork, you’ll sign it, and the judge will send it to the constable. The constable will then schedule the eviction, usually about 10 days out. You’ll get a notice with the date and time, and that gets posted on the tenant’s door.
Eviction Day
Here’s how this goes down. You show up at the scheduled time with your crew—property manager, maintenance tech, the whole squad. You hand the keys to the constable, they clear the place, and once it’s empty of people, you change the locks.
The constable will usually give you a notice to post on the door saying that the unit has been legally repossessed and any entry is now trespassing. That notice is gold—post it on every door.
Dealing with Tenant Belongings
You’re going to find stuff. Sometimes a lot of it. In Pennsylvania, there’s a process for this:
Leave a written notice explaining how the tenant can get their things.
Store the belongings for at least 10 days. If they say they’re coming to get it, store it up to 30 days.
After the 10th day, you can move it elsewhere—but it must be stored properly.
You can charge the tenant for storage.
After the 30th day, you can dispose of it and charge for removal.
You are not allowed to take or withhold their stuff in exchange for payment. Don’t be that landlord. Be better.
Security Deposit Rules
You’ve got 30 days from the day you took back possession to handle the security deposit. That means you need to send either:
A refund
Or a breakdown of what you’re withholding and why
Even if the place is a disaster and you’re still dealing with their junk, don’t miss that deadline. If you don’t have final bills in yet, send an estimated deduction statement. When the bills come in, send a revised version. Don’t skip it—messing this up can cost you big.
Professionalism Pays Off
You might be pissed off. You might feel wronged. But the way you behave through this will directly affect your outcomes. I’ve seen it time and time again: the more professional the landlord is, the smoother this process goes. Be the calm in the storm.
Also, get ready to deal with a lot of trash. Seriously. It’s going to be nasty. You’re not going to like it, but you’ll live. Have a plan and power through.
FAQs
Can I Use a Waiver of the Notice to Quit?
Lots of leases include a "waiver of the notice to quit," meaning the tenant agrees they don’t need to get a formal notice before you file in court. Is it legal? Yes. Will it hold up? Depends on the judge. Some judges ignore it. Some question if it was clear enough in the lease. That’s why in my leases, it’s bold, clear, and repeated. Still, don’t rely on it like gospel—know your local court.
When Should You Actually Use the Waiver?
We don’t just run to court on the 4th of the month, even though technically we could. It’s too aggressive. We post notice and give tenants a little time. But if it’s a repeat issue, a bad check, or serious lease violation—yeah, we’ll use that waiver and skip the formality. It's all about the situation.
Can You Evict in Winter?
Yes, you absolutely can. I don’t care how cold it is—the lease still stands. Unless you’re in a big city like Philly with extra rules, there’s no law in PA that stops you just because it’s snowing.
What If There’s a Child or Disabled Person in the Unit?
It doesn’t change anything. The judge looks at the lease violation, not who’s living there. You can still get your judgment.
Do Tenants Even Show Up to the Hearing?
Not usually. If they do, they’re more nervous than anything. I know landlords worry about conflict, but tenants who show up are typically quiet and just trying to figure it out. Be professional, don’t stir the pot, and it usually goes smoothly.
What to Expect on Eviction Day
No, you don’t need a weapon. Most tenants are gone by then. If they’re still there, they’re usually shocked it’s happening and not hostile. The constable handles the interaction. You just stay calm and out of the way.
What Shape Is the Property In After Eviction?
Brace yourself. It’s usually trashed. Open cabinets, garbage on the floor, and the vibe of someone who panicked at 2 a.m. trying to pack. It was their worst day—expect a mess.
What If They Leave Animals Behind?
Happens more than you think. The constable doesn’t deal with it. In most towns, it’s your problem. Get the animal out safely and try to rehome it or contact a shelter. Fun fact: I got banned from the Humane Society for turning in too many cats... and I don’t even own a cat.
Can You Sell Left-Behind Stuff to Cover the Debt?
Technically, yes. But good luck finding anything worth the effort. In 20 years, I’ve never sold anything from an eviction. It’s all junk. Just budget for the trash haul and keep it moving.
How Do You Get Your Money Back?
Used to be judgments showed on credit reports. Not anymore. Garnishments rarely work for us, so we use a collection agency. It gets on their credit report, and they can’t run from it. It’s effective and worth it.
How Long Does the Whole Process Take?
Expect 6 to 8 weeks, start to finish. That’s if everything goes to plan: notice, filing, hearing, appeal window, order of possession, eviction. Any delays? Add more time. But most of ours fit that window.
What If You're Scared the Tenant Will Lose It?
Don’t feed the drama. Most tenants are scared, not dangerous. When you act like a professional, it lowers the temperature. Educate them. Let them know what’s happening and when. The more they understand, the less they panic.
I’m PM Jen, the—landlord educator, real estate investor, and your favorite straight-talker in the buy-and-hold game. Hold It With PM Jen exists to help real estate investors protect their assets, grow their cash flow, and stop spinning their wheels.
Our mission is simple: help you hold properties smarter, longer, and with way less bullshit. Whether you're new to real estate or knee-deep in it, I’m here to help you hold strong and grow big.