How Much Can a Landlord Raise Rent in PA?

In Pennsylvania, landlords have considerable discretion in setting rental rates due to the absence of statewide rent control laws. This means there’s generally no legal cap on the amount a landlord can increase rent by. However, landlords must adhere to procedures and notice requirements to ensure compliance with the Landlord-Tenant Act of 1951, real estate law, and local regulations.

Notice Requirements for Rent Increases

While Pennsylvania law does not specify a statewide notice period for rent increases, landlords are expected to follow the terms of the lease agreement. Absent a lease agreement, in many cases, a 30-day written notice is customary, especially for month-to-month leases. 

For longer lease terms, landlords should review the lease agreement for any specified notice periods. Notably, certain municipalities, such as Philadelphia, have established their own notice requirements.

Frequency and Timing of Rent Increases

Landlords can raise rent in Pennsylvania only after the current lease term has ended unless the lease agreement explicitly allows for adjustments during the term. This ensures that tenants aren’t subjected to unexpected rent hikes during their lease period.

Proposed Legislation on Rent Increases

As of 2024, new legislation has been proposed in Pennsylvania to introduce caps on rent increases:

• Current Tenants: A maximum rent increase of 10% per year, with landlords required to provide at least 90 days’ written notice before the increase takes effect.
• New Tenants: Rent for new tenants cannot exceed 15% above what the previous tenant was paying.​

These proposed measures for rental properties aim to protect renters from significant and sudden rent hikes. It’s important to note that these proposals have not yet been enacted into law.

Legal Considerations for Rent Increases

While there’s no cap on the amount a landlord can increase rent, certain practices are prohibited:

• Discriminatory Increases: Rent increases cannot be based on a tenant’s race, religion, national origin, familial status, disability, or other protected characteristics, in compliance with the Federal Fair Housing Act.​
• Retaliatory Increases: Landlords are prohibited from raising rent in retaliation against tenants who have exercised their legal rights, such as filing complaints about housing conditions.​

Recommendations for Landlords

To ensure compliance and maintain positive landlord-tenant relationships, landlords should:

• Review Lease Agreements: Clearly outline terms related to rent increases, including notice periods and permissible increase amounts.​
• Provide Written Notice: Always deliver written notice of any rent increase within the timeframe specified by state law or the lease agreement.​
• Stay Informed: Keep abreast of local ordinances and proposed legislation that may affect rent increase policies in your area.​

With these guidelines, landlords can implement rent increases in compliance with Pennsylvania landlord-tenant laws while fostering transparent and respectful relationships with their tenants.

Strategies for Landlords to Maintain Compliance While Maximizing Income

Understand Local Laws and Regulations

• Pennsylvania does not have statewide rent control, but some cities (e.g., Philadelphia) have notice requirements.
• Stay informed about proposed legislation that could impact rent increases.

Implement Gradual and Predictable Increases

• Avoid large, sudden rent hikes that might drive tenants away.
• Use incremental increases (e.g., 3–5% annually) to ensure steady income growth while keeping tenants happy.

Offer Lease Renewal Incentives

• Provide long-term tenants with slightly lower increases to encourage lease renewals.
• Offer upgrades (e.g., fresh paint, minor renovations) to justify rent increases.

Conduct Market Research

• Compare rental prices in your area to ensure your rates remain competitive.
• Avoid overpricing, which could lead to vacancies and lost income.

Enhance Property Value

• Improve amenities, update appliances, or enhance security features to justify higher rents.
• Consider including utilities or services (e.g., Wi-Fi, trash removal) to make rent increases more acceptable.

Communicate Transparently with Tenants

• Provide clear, written explanations for rent increases.
• Highlight improvements or market conditions that justify the change.

Use Strategic Lease Agreements

• Include clauses allowing for periodic rent adjustments in long-term leases.
• Offer different lease terms (e.g., month-to-month vs. yearly) with varied pricing structures.

Minimize Turnover and Vacancy Costs

• Retaining reliable tenants is often more profitable than frequently filling vacant units.
• Consider flexible payment plans or slight reductions for long-term tenants who pay on time.

Tips for Tenants to Negotiate Rent Increases Effectively

Know Your Rights and Local Laws

• While there are no statewide rent control laws limiting increases, be aware of the notice requirements and provide proper notice according to the state’s rent regulations.

Research Comparable Rental Prices

• Gather data on similar properties in your area.
• If rents are lower elsewhere, use this as leverage in negotiations.

Highlight Your Value as a Tenant

• Emphasize your history of on-time payments and responsible behavior.
• Mention if you have maintained the property well or helped in minor repairs.

Negotiate Lease Terms Instead of Rent

• If the landlord insists on a rent increase, negotiate for added benefits (e.g., free parking, upgraded appliances).
• Suggest signing a longer lease in exchange for a lower increase.

Propose a Reasonable Counteroffer

• If the increase is 10%, propose a 5% increase instead.
• Frame your request as a win-win: stability for the landlord and affordability for you.

Ask for a Payment Plan or Discounted Increase

• Propose a phased increase (e.g., $50 more now, another $50 in six months).
• See if the landlord is willing to offer discounts for early or lump-sum payments.

Be Professional and Courteous

• Approach negotiations respectfully and provide the tenant reasonable notice.
• Express appreciation for your current living arrangement while making your case.

Be Prepared to Move if Necessary

• If negotiations fail, have backup options in mind.
• Weigh the cost of moving versus the proposed rent increase.

With a fair understanding of the rental market, tenants can negotiate effectively, and landlords can maintain compliance while optimizing their rental income.

How Our Pittsburgh Real Estate Attorneys Will Represent You in a Transaction or Dispute

At Morella Bencsics, we understand that real estate transactions and disputes can be complex and financially significant for both landlords and tenants. Our Pittsburgh real estate lawyers have extensive experience handling property transactions, lease agreements, evictions, and litigation to protect your legal rights and financial interests. 

Whether you’re a landlord seeking to maximize your investment or a tenant ensuring fair treatment, we provide skilled legal representation personalized to your needs.

For Landlords: Protecting Your Investment and Legal Rights

 Lease Drafting and Review

• We create legally sound residential and commercial lease agreements that comply with Pennsylvania laws.
• Our attorneys ensure that leases include clear terms on rent payments, maintenance obligations, late fees, and eviction procedures to prevent future disputes.

Evictions and Lease Enforcement

• We assist landlords in enforcing lease terms and navigating Pennsylvania’s eviction process when tenants violate agreements.
• Our firm ensures compliance with proper notice requirements and represents landlords in eviction hearings.

Rent Increases and Compliance

• We provide guidance on legally increasing rent while maintaining compliance with local ordinances.

Security Deposit Disputes

• We defend landlords in security deposit claims, ensuring deductions comply with Pennsylvania law.
• Our attorneys assist with documentation and the proper handling of tenant deposits to prevent legal challenges.

Property Sales, Purchases, and Leasing

• Our legal team assists landlords in buying, selling, and leasing properties, ensuring contracts are negotiated, drafted, and reviewed properly.
• We handle title issues, zoning compliance, and financing negotiations to facilitate smooth transactions.

Landlord-Tenant Disputes and Litigation

• If a tenant breaches a lease or refuses to vacate, we provide aggressive legal representation in court.
• Our attorneys also defend landlords against wrongful eviction claims, habitability disputes, and Fair Housing Act violations.

For Tenants: Ensuring Fair Treatment and Legal Protections

Lease Review and Negotiation

• Before signing a lease, we review and negotiate lease terms to protect tenants from unfair clauses.
• Our attorneys ensure leases comply with habitability standards, security deposit laws, and rent control ordinances (where applicable).

Security Deposit Recovery

• If a landlord withholds your deposit unfairly, we demand repayment and pursue legal action if necessary.
• We ensure that landlords comply with Pennsylvania’s 30-day return policy for security deposits.

Wrongful Evictions and Tenant Defense

• We defend tenants against unlawful evictions, retaliatory actions, and discriminatory practices.
• Our attorneys ensure that landlords follow legal eviction procedures and do not violate tenant rights under Pennsylvania law.

Repair and Habitability Issues

• If your landlord refuses to make necessary repairs or provide a habitable living environment, we take legal action.
• Our firm helps tenants file complaints and demand compliance with Pennsylvania’s Implied Warranty of Habitability.

Fair Rental Terms and Negotiations

• If you’re facing a steep rent increase, we negotiate with landlords to reach a fair agreement.
• Our attorneys help tenants extend leases, secure rent reductions, or include repair clauses in lease agreements.

Representation in Landlord-Tenant Disputes

• If disputes arise over lease violations, rent payments, or property conditions, we provide skilled legal representation in mediation or court.
• Our attorneys ensure tenants are treated fairly and have legal recourse against unjust landlord actions.

If you need legal assistance with a real estate transaction, lease dispute, eviction, or any landlord-tenant matter in Pennsylvania, reach out to Morella Bencsics today. To schedule your consultation, call us at (412) 960-1656 or contact us online.