National Eviction

How long does an eviction take in Pennsylvania?

For landlords and property managers · Updated September 2026

A typical uncontested eviction for unpaid rent in Pennsylvania takes about 5 to 7 weeks.

From our Pennsylvania guide: “Outside Philadelphia an uncontested nonpayment case commonly takes five to seven weeks from notice to lockout.”

If the tenant contests: Philadelphia: four to six months, including diversion and sheriff queue.

The Pennsylvania eviction timeline, step by step

Calendar days for a nonpayment case the tenant does not contest. Business and court days are converted to calendar days.

  1. 1Notice for unpaid rent

    10 days

    From serving the notice until you can file.

    10-day notice to quit (outside Philadelphia)

    From our guide: “Notice to quit: 10 days (nonpayment), 15 or 30 days (breach or end of term), unless waived in the lease”

  2. 2Court case

    7 to 15 days

    From filing through service and the answer period or first hearing, to a judgment for possession.

    Hearing set 7 to 15 days after filing

    From our guide: “the judge must set a hearing not less than seven or more than fifteen days later”

  3. 3Judgment to possession

    23 days

    Any waiting period before the writ issues, plus the officer's notice before the lockout.

    10-day appeal wait, then service, then lockout on/after day 11

    From our guide: “you may request an Order for Possession after the tenth day following judgment and within 120 days of it” and “The officer may carry out the lockout on or after the eleventh day after service”

What can slow it down

  • Figures are for outside Philadelphia; Philadelphia requires a 30-day pre-filing Eviction Diversion Program, a rental license, and lockouts performed only by the Sheriff, on a much longer timeline.
  • A defective notice is the most common reason a case is dismissed and has to start over. Check the form and the delivery method in the full guide before you serve it.
  • A tenant who files an answer, raises a defense or appeals adds hearings and waiting periods. Busy urban dockets can add weeks at every stage.
  • Never change the locks or shut off utilities yourself. Self-help eviction is illegal in every state and can cost more than the unpaid rent.

Read the full Pennsylvania eviction guide, with the statute or rule behind each step.

Pennsylvania scores 8 of 10 on our landlord-friendly states map (landlord-leaning).

Compare eviction timelines in every state.

This timeline is general information for landlords, not legal advice. Deadlines change and courts vary by county. Confirm current rules with a licensed Pennsylvania attorney before acting.