Learn when and how renters in Pennsylvania may lawfully break a lease, as well as how to minimize obligation for rent until the conclusion of the lease term.
Many renters who sign a lease for an apartment or rental unit intend to remain for the whole term of the lease, which is typically one year. Despite your best efforts, you may want (or need) to leave before your lease expires, for example, if you’re a Penn student and only want to remain in your apartment during the academic year. Or maybe you’re relocating with your boyfriend or girlfriend. You may need to relocate to be closer to your new career or an older parent who need your assistance.
Breaking the lease is leaving before the end of a fixed-term lease without paying the remaining rent owed under the lease. Here’s a quick rundown of Pennsylvania tenant rights to end a contract without additional obligation for rent.
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Tenant Rights and Responsibilities in Pennsylvania When Signing a Lease
A lease binds you and your landlord for a certain length of time, generally a year. A landlord cannot raise the rent or amend other provisions of a standard lease until the contract expires (unless the lease itself provides for a change, such as a rent increase mid-lease). A landlord cannot compel you to leave before the lease expires unless you fail to pay the rent or breach another key requirement, such as holding huge and raucous parties on a regular basis. Landlords in Pennsylvania must follow particular processes to discontinue the tenancy in these instances. Before filing an eviction case, your landlord, for example, must give you ten days’ notice to pay the rent or leave (68 Pa. Cons. Stat. Ann. 250.501(b)). If you have broken the conditions of your lease for more than a year, your landlord may issue you an unconditional quit notice with 30 days to vacate. 250.501(b) (68 Pa. Cons. Stat. Ann.).
Tenants are legally obligated to pay rent for the whole lease period, which is normally one year, whether or not they continue to reside in the rented unit—with the exceptions listed below.
When Is It Legal to Break a Lease in Pennsylvania?
There are few key exceptions to the general rule that a tenant who breaches a lease must pay the whole lease term. In the following circumstances, you may be allowed to lawfully leave before the lease term expires.
You have begun active military service.
Under federal law, if you join active military duty after signing a lease, you have the right to break the contract. (The War and National Defense Servicemembers Civil Relief Act, 50 U.S.C.A. 501 and subsequent.) You must be a member of the “uniformed services,” which include the armed forces, the National Oceanic and Atmospheric Administration’s (NOAA) commissioned corps, the Public Health Service’s commissioned corps, and the activated National Guard. You must notify your landlord in writing of your intention to end your lease for military reasons. Once the notice is sent or delivered, your tenancy will end 30 days after the next due date for rent, even if that date is many months before your lease ends.
The rental unit is dangerous or violates Pennsylvania health and safety standards.
If your landlord fails to provide habitable housing in accordance with local and state housing codes, a court will most likely rule that you have been “constructively evicted,” which means that the landlord has effectively “evicted” you by providing unlivable housing, and you have no further responsibility for the rent. Pennsylvania law (68 Pa. Cons. Stat. Ann. 250.206, 35 Pa. Cons. Stat. Ann. 1700-1, and Pugh v. Holmes, 405 A.2d 897 (1979)) establishes particular processes that must be followed before moving out due to a serious repair issue. The issue must be really significant, such as a loss of heat or another critical service.
Your landlord is harassing you or infringing on your privacy rights.
There is no state legislation in Pennsylvania that stipulates how much notice your landlord must provide you before entering rental property. If your landlord repeatedly violates your privacy rights, or does things like removing windows or doors, disconnecting utilities, or changing the locks, you will be considered “constructively evicted,” as described above; this will usually justify you breaking the lease without further rent obligation.
Pennsylvania Landlord’s Obligation to Find a New Tenant
When a tenant violates a lease, landlords in most jurisdictions (for example, Arizona) must make a reasonable attempt to re-let their units rather than charging the renter the whole remaining rent owed under the contract. Unfortunately, landlords in Pennsylvania (Stonehedge Square Ltd. P’ship v. Movie Merchs., 715 A.2d 1082 (Pa. 1998)) do not have the same need to “mitigate damages” by attempting to rent their property as early as possible and limiting their losses if you leave before the lease expires. If you violate your lease and leave without a legal reason (as indicated above), attempt to negotiate with your landlord. Don’t simply leave and hope your landlord quickly finds a new renter and doesn’t charge you for the remaining time on your contract. Give your landlord as much notice as possible, and compose a heartfelt letter explaining why you must go early. To sign a new lease, you should ideally be able to give your landlord a suitable replacement renter with strong credit and references.
However, if the landlord does not agree to let you off the hook, you will be responsible for paying rent for the balance of your term. If you leave many months before your lease expires, this might be a significant sum of money. Your landlord will almost certainly utilize your security deposit to pay the amount you owe initially. But if your deposit is not sufficient, your landlord may sue you, probably in small claims court where the limit is $12,000 in Pennsylvania.
How to Reduce Your Financial Liability When Breaking a Lease
If you want to leave early and don’t have a legal reason, there are better choices than just packing out and praying your landlord finds a new renter swiftly. There are many things you can do to reduce the amount of money you have to pay your landlord—and to assist assure a positive recommendation from the landlord when you’re searching for your next place to live.
You may greatly improve the situation by giving your landlord as much notice as possible and drafting a heartfelt letter explaining why you need to leave early. Ideally, you should be able to provide your landlord a suitable replacement renter, someone with strong credit and solid references, to sign a new lease.