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Plum is a suburban borough in Allegheny County, located northeast of Pittsburgh. Like most communities in Western Pennsylvania, Plum's renters are governed exclusively by the Pennsylvania Landlord and Tenant Act of 1951 — there are no local tenant protections, rent stabilization programs, or just-cause eviction requirements beyond state law. Understanding your rights under state statute is the most important step any Plum renter can take.
Renters in Plum most commonly search for information about security deposit returns, eviction notice timelines, and whether landlords can raise rents without limit. The short answers: deposits must be returned within 30 days, landlords must give written notice before terminating a tenancy, and rent increases are uncapped — Pennsylvania's preemption statute bars any municipality from enacting rent control. Knowing these rules can help you respond effectively if a dispute arises.
This page is provided for informational purposes only and does not constitute legal advice. Laws can change, and individual circumstances vary. If you face eviction or a serious housing dispute, contact a qualified attorney or legal aid organization in Allegheny County.
Plum has no rent control, and no Pennsylvania municipality may enact it. Pennsylvania state law explicitly preempts local governments from regulating rents. The controlling statute — 68 Pa. C.S. § 250.510 — declares that no local government unit may enact or enforce any ordinance or resolution that controls or establishes a maximum amount of rent a landlord may charge for the use of residential property.
In practice, this means your landlord in Plum can raise your rent by any dollar amount, at any time, as long as proper advance written notice is provided before the new rent takes effect. There is no cap on annual increases, no requirement to justify the amount of a raise, and no application or approval process. Renters facing large rent increases have no legal basis to challenge the amount itself — only the adequacy of the notice given.
Philadelphia is the one Pennsylvania city with historically stronger tenant protections, including a Good Cause Eviction Standard for lease non-renewals, but those Philadelphia-specific rules do not apply outside city limits and have no relevance to Plum renters. Plum renters should budget and plan accordingly, knowing that lease renewal terms — including rent — are set entirely at the landlord's discretion.
Pennsylvania's Landlord and Tenant Act of 1951 (68 Pa. C.S. §§ 250.101–250.602) is the primary source of tenant protections for Plum renters. The key protections are summarized below.
Implied Warranty of Habitability: Pennsylvania courts recognize an implied warranty of habitability in residential leases. Landlords must maintain rental units in a condition fit for human habitation — including functioning heat, plumbing, and structural safety. If a landlord fails to make essential repairs after receiving written notice, a tenant may have the right to withhold rent, make repairs and deduct costs, or seek damages. Tenants should document all repair requests in writing and allow reasonable time for the landlord to respond before taking any self-help remedies.
Security Deposit Rules (68 Pa. C.S. § 250.511–§ 250.512): Deposits are capped at two months' rent during the first year of tenancy and one month's rent thereafter. Landlords must return the deposit — with an itemized written statement of any deductions — within 30 days of the tenant vacating. Failure to comply entitles the tenant to double the amount wrongfully withheld, plus attorney's fees.
Notice to Terminate Tenancy (68 Pa. C.S. § 250.501): For month-to-month or year-to-year tenancies of less than one year, the landlord must give at least 15 days' written notice prior to the end of the rental period. For tenancies of one year or more, the required notice increases to 30 days. Tenants must provide the same notice to landlords when they intend to vacate.
Anti-Retaliation Protections: Pennsylvania courts recognize retaliatory eviction as a defense in eviction proceedings. A landlord may not evict, threaten to evict, or otherwise penalize a tenant for reporting housing code violations to a government agency, organizing with other tenants, or exercising any right protected under state or local law. If a landlord takes adverse action within a reasonable time after protected activity, a court may presume retaliation.
Prohibition on Self-Help Eviction: Landlords in Pennsylvania are prohibited from removing a tenant through self-help measures — such as changing locks, removing doors or windows, or shutting off utilities — without a court order. All evictions must go through the judicial process under the Pennsylvania Rules of Civil Procedure governing landlord-tenant matters.
Security deposit rules for Plum renters are governed by 68 Pa. C.S. §§ 250.511–250.512.
Deposit Cap: During the first year of a tenancy, a landlord may collect a maximum security deposit of two months' rent. After the first year, the cap drops to one month's rent, and the landlord must return any amount held above that limit within 30 days of the anniversary of the lease.
Return Deadline: After a tenant vacates, the landlord has 30 days to return the security deposit along with a written, itemized statement of any deductions. The statement must identify each item of damage or unpaid rent being charged against the deposit. Normal wear and tear may not be deducted.
Penalty for Non-Compliance: If a landlord fails to return the deposit and itemized statement within 30 days, the tenant is entitled to double the amount of the deposit wrongfully withheld, plus reasonable attorney's fees, under 68 Pa. C.S. § 250.512. Courts have interpreted this provision strictly — landlords who miss the deadline or provide inadequate itemization risk forfeiting their right to any deductions at all.
Practical Tips: Document the condition of your unit at move-in and move-out with dated photographs. Provide a forwarding address to your landlord in writing when you vacate, as the 30-day clock runs from the date you vacate and provide that address. Keep a copy of your lease, rent receipts, and all correspondence.
Evictions in Plum follow Pennsylvania state law — specifically the Pennsylvania Landlord and Tenant Act of 1951 (68 Pa. C.S. § 250.501 et seq.) and the Pennsylvania Rules of Civil Procedure for Magisterial District Judges. There is no just-cause eviction requirement in Plum; landlords do not need to state a reason for declining to renew a lease at the end of its term.
Step 1 — Written Notice: Before filing for eviction, the landlord must serve a written notice to quit. The required notice period depends on the reason for eviction:
Step 2 — Filing with the Magisterial District Judge: If the tenant does not vacate after receiving proper notice, the landlord may file a complaint for possession with the local Magisterial District Judge (MDJ) in Allegheny County. Both parties receive a hearing date, typically within 7–15 days of filing. Tenants should appear at the hearing and bring any evidence, including repair requests, payment records, and written communications.
Step 3 — Judgment and Appeal: If the MDJ rules in the landlord's favor, the tenant has 10 days to appeal to the Allegheny County Court of Common Pleas. Filing an appeal and paying the required fees (or obtaining a fee waiver) allows the tenant to remain in the unit while the appeal is pending.
Step 4 — Writ of Possession: If no appeal is filed or if the appeal is unsuccessful, the landlord may request a Writ of Possession from the MDJ. The constable then executes the writ, and the tenant is required to vacate.
Self-Help Eviction is Illegal: Under Pennsylvania law, a landlord may never remove a tenant by changing locks, removing belongings, shutting off utilities, or using physical force outside of the court process. Such actions constitute an illegal lockout and may expose the landlord to civil liability. Tenants subjected to an illegal lockout should contact local law enforcement and legal aid immediately.
The information on this page is provided for general informational purposes only and does not constitute legal advice. Tenant rights laws in Pennsylvania and Allegheny County may change, and the application of these laws to your specific situation depends on facts that only a qualified attorney can evaluate. If you are facing eviction, a security deposit dispute, or any other serious housing matter, you should consult a licensed attorney or contact a legal aid organization in your area. RentCheckMe makes no warranties regarding the accuracy or completeness of this information and is not responsible for actions taken in reliance on it.
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