Pennsylvania public procedure guide
Pennsylvania Residential Landlord-Tenant Process
An educational overview of the Pennsylvania residential landlord-tenant process from Notice to Quit through possession of the property and enforcement of money judgments.
Educational presentation
Understanding the process
This presentation explains the principal stages in plain language. Court orders, statutes, and court rules control each individual case.
The video does not autoplay. Use the player controls to start, pause, adjust volume, or enter fullscreen. A written overview of the presentation appears below.
About this presentation
A clear view of each legal track
The presentation follows the ordinary residential landlord-tenant process while keeping possession enforcement separate from collection of a money judgment.
- Notice to Quit
- Filing the Complaint
- Court Hearing
- Appeals
- Order for Possession
- Eviction Process
- Pay and Stay
- Money Judgments
- Role of the Pennsylvania State Constable
Process at a glance
Court process comes before possession
An eviction lockout does not begin with a phone call to the constable. In an ordinary case, the matter proceeds through distinct stages.
- Notice and filingA landlord ordinarily gives any legally required Notice to Quit and files a landlord-tenant complaint with the proper court.
- Hearing and judgmentThe court schedules a hearing. The landlord must prove the case before the court may enter judgment.
- Appeal periodApplicable appeal rights and any lawful stay must expire or be resolved before possession enforcement proceeds.
- Order for possessionIf authorized, the court issues an order for possession for service by a sheriff or certified constable.
- Possession or money enforcementDelivery of possession and enforcement of a money judgment are separate legal processes and should not be confused.
Frequently asked questions
Common procedural questions
These answers describe general procedure only. They do not determine anyone's rights in a particular case.
What is a Notice to Quit?
It is a written notice a landlord ordinarily gives before seeking possession under the Landlord and Tenant Act. The required notice and timing can depend on the reason, the lease, and other law. This office cannot interpret a lease or decide whether a notice is legally sufficient.
Do I have to attend the hearing?
A court hearing is where the parties may present their positions and evidence. Do not assume that missing a hearing will postpone it. Questions about attendance, continuances, or accommodations should be directed to the court; legal advice should come from an attorney or legal-services provider.
Can the Constable give legal advice?
No. The office can explain its procedures, the status of service, and what a filed return says. It cannot interpret a lease, prepare an appeal, recommend legal strategy, predict an outcome, or represent a party.
Can my landlord lock me out?
In a standard landlord-tenant case, possession follows lawful court process. A court order for possession must be issued and served before the authorized delivery of possession. If you believe you were locked out without lawful process, contact an attorney or legal-services provider promptly.
What is an Order for Possession?
It is a post-judgment court order used to recover possession of real property. The court mails the order and sends it to a sheriff or certified constable for service. It is separate from an order used to enforce a money judgment.
What is Pay and Stay?
In a residential case based solely on nonpayment of rent, Pennsylvania procedure may allow the tenant to stop actual execution before possession is delivered by paying the rent actually in arrears and applicable costs. Whether that protection applies in a particular matter is a legal question.
What happens after a money judgment?
A money judgment is not collected through the order for possession. A party seeking collection generally must use the separate order-of-execution process and follow the applicable court rules.
Need advice about your situation? Contact a qualified attorney or legal-aid provider. The Constable's Office cannot provide legal advice.
Official and community resources
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Office contact
Hopewell Township Pennsylvania State Constable
For questions about this office's procedures or the status of service, contact the office. Court staff and attorneys should be contacted for court or legal questions.